District
Setubal District Real Estate: Prices, Yield & Risk
Portugal PT
Setubal District aggregates verified prices, gross rental yield and environmental risk across its 13 municipalities. Figures below are area medians — use the index to drill into any municipality.
Area analytics
Median Price · €/m²
€2,737/m²
median of 13 municipalities
Gross Rental Yield
5.2%
Verified rent · annualized
area average
Liquidity
Moderate
40 / 100
Red Flag Index
45 / 100
Moderate risk
median of scored municipalities
INE — verified prices & volumeJRC / EEA — environmental riskRASI — crime statisticsOpenStreetMap — POI
Setubal by Municipality
Every municipality in Setubal District, ranked by AI Score with price, yield, trend and hazard risk. Click any row to drill down.
| Name | Median €/m² | Yield | Trend YoY | Risk | AI Score |
|---|---|---|---|---|---|
| Sesimbra | €3,010/m² | 5.5% | +25.3% | 35 | 63 |
| Setubal | €2,699/m² | 5.4% | +27.3% | 45 | 63 |
| Santiago do Cacem | — | — | — | 37 | 62 |
| Sines | — | — | — | 41 | 62 |
| Montijo | €2,652/m² | 5.1% | +27.4% | 39 | 61 |
| Palmela | €2,471/m² | 4.9% | +17.2% | 42 | 60 |
| Alcacer do Sal | — | — | — | 42 | 57 |
| Seixal | €2,901/m² | 4.9% | +27.0% | 70 | 55 |
| Almada | €3,311/m² | 5.0% | +18.9% | 68 | 54 |
| Barreiro | €2,821/m² | 5.3% | +35.0% | 64 | 53 |
| Grandola | — | — | — | 47 | 52 |
| Moita | €2,510/m² | 5.4% | +37.2% | 67 | 49 |
| Alcochete | €2,737/m² | 5.5% | +24.4% | 73 | 40 |
Setubal Environmental Risk & Safety
District-wide Red Flag averages across all municipalities, plus official RASI crime statistics.
Unlock the Setubal risk breakdown
See all four Red Flag dimension scores, zone-level detail and trends with Pro.
Unlock with Pro Setubal Crime Trend
RASI| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2025 | 38.1 | 1.83 | +1.7% |
| 2024 | 37.4 | 1.76 | -5.1% |
| 2023 | 39.5 | 1.88 | +12.9% |
| 2022 | 35.0 | 1.49 | +9.0% |
| 2021 | 32.1 | 1.38 | +1.5% |
Reported at district level — the finest official Portuguese crime aggregation (RASI annual report), inherited by every municipality in Setubal. RASI 2025 report ↗
Buying Property in Setubal as a Foreigner
Portugal tax & residency facts for non-resident buyers.
Buying as a Foreigner
PT Tax & ResidencyIMT Rate
IMT (transfer tax): 0–7.5% of purchase price. Primary residence exempt up to €104,261 (threshold updated annually). · AICEP Portugal Global — IMT (verified 2026-04)
IMI Rate
IMI (annual property tax): 0.3–0.45% of assessed value (VPT) for urban properties. Rate set by each municipality. · AICEP Portugal Global — IMI (verified 2026-04)
Stamp Duty
Stamp duty (IS): 0.8% on purchase price + 0.6% on mortgage (≥5 years) or 0.5% on shorter-term mortgage. · AICEP Portugal Global — Stamp Tax (verified 2026-04)
Capital Gains
Capital gains: non-residents taxed on 50% of gain at progressive IRS rates (same as residents, per Law 24/2022). Reinvestment exemption applies. · Portal das Finanças — Código IRS, Art. 10 (verified 2026-04)
IFICI Regime
IFICI (replaces NHR, 2024): 20% flat rate on Portuguese income for 10 years. Must not have been tax resident in Portugal in prior 5 years. · Portal das Finanças — IFICI (verified 2026-04)
Golden Visa
Golden Visa (ARI): residential property no longer qualifies since Oct 2023. Fund investment from €500K or cultural heritage from €250K still valid. · AIMA — ARI Golden Visa (verified 2026-04)
AL Moratorium Lisbon
AL licence (short-term rental): moratorium active in Lisbon — no new licences for apartments since Feb 2023 under DL 76/2023. · Decreto-Lei n.º 76/2023 (verified 2026-04)
Buying Costs
Buying costs: notary + registry via Casa Pronta from €375 (purchase) or €700 (with mortgage). Legal fees typically 1–2% of price. · Justiça.gov.pt — Balcão Casa Pronta (verified 2026-04)
General guidance only — rules change. Always consult a licensed Portuguese tax lawyer before making investment decisions.
Talk to a Portuguese real-estate tax advisor
NHR, Golden Visa & IMT guidance for foreign buyers
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