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Setúbal

The Setúbal district runs from Lisbon’s densely populated south bank across the Sado estuary to the quieter Alentejo coast. Because Portugal’s statistics office publishes house prices by sub-region and municipality rather than by district, this guide leads with the official figures for the Península de Setúbal sub-region and then breaks the whole district down municipality by municipality — each number with its own source and reference period.

Last updated · First published

What does property cost in Setúbal?

The figures below are the latest official medians for the region, each shown beside its reference period and INE source. Transacted (sold) prices are drawn from INE’s house-price statistics; the national median is shown alongside so you can see how the region compares.

Median sold price · SetúbalSold · INE

€2,747/m²

Península de Setúbal

1st Quarter 2026Instituto Nacional de Estatística (INE), Portugal
CC BY 4.0
Median sold price · PortugalSold · INE (national)

€2,168/m²

Portugal

1st Quarter 2026Instituto Nacional de Estatística (INE), Portugal
CC BY 4.0
Median new-lease rent · SetúbalRent · INE

€11.99/m²

Península de Setúbal

2nd Quarter 2026Instituto Nacional de Estatística (INE), Portugal
CC BY 4.0

Sub-region level (Península de Setúbal) — INE publishes the rent series by NUTS-III only, so there is no separate concelho-level rent figure for the Setúbal municipalities.

How Setúbal sold prices have moved

Median sold price · Setúbal, last 12 months (line, left axis) against dwellings sold in the last 12 months (bars, right axis).

Q4 2019 → Q1 2026Latest data: Q1 2026

Median sold price · Setúbal: Instituto Nacional de Estatística (INE), Portugal · indicator 0012234 (dim3=H1) · retrieved 2026-08-12 · CC BY 4.0

Sold in last 12 months: Instituto Nacional de Estatística (INE), Portugal · indicator 0014363 · retrieved 2026-10-02 · CC BY 4.0

Show the data as a table (26 quarters)
Every quarter in the chart (Q4 2019 – Q1 2026).
QuarterMedian sold price · Setúbal (last 12 months, €/m²)Sold in last 12 months (dwellings)
Q1 20262,74715,669
Q4 20252,59615,942
Q3 20252,43316,194
Q2 20252,30515,950
Q1 20252,19615,424
Q4 20242,11714,596
Q3 20242,04113,475
Q2 20241,99112,679
Q1 20241,93712,516
Q4 20231,90112,469
Q3 20231,85613,004
Q2 20231,81113,996
Q1 20231,76015,115
Q4 20221,70916,346
Q3 20221,64817,103
Q2 20221,58117,428
Q1 20221,51317,436
Q4 20211,45916,867
Q3 20211,40816,630
Q2 20211,37515,831
Q1 20211,35014,197
Q4 20201,31414,330
Q3 20201,26114,625
Q2 20201,21615,117
Q1 20201,18416,340
Q4 20191,14216,524

Asking vs sold

Asking-price data pending — we publish an asking figure only from a licensed source, never scraped listings, and we always label it separately from the sold (INE) median so the two are never conflated.

What does each type of property cost in Setúbal?

Two official medians, kept deliberately apart. Bank appraisals are what lenders valued homes at; registered sales are what buyers actually paid. They are measured differently, published on different cadences, and are never averaged together.

Flats vs villas

Bank appraisal · INE · €/m²

Median value of bank evaluations on housing — what lenders valued property at for mortgage purposes. It is a valuation opinion, not a transacted price, so it is never mixed with the sale medians below.

Median flats vs villas price per square metre in Setúbal
FlatsMedian€2,864€/m²PeriodAugust 2026
VillasMedian€2,622€/m²PeriodAugust 2026
All housingMedian€2,825€/m²PeriodAugust 2026

Instituto Nacional de Estatística (INE), Portugal — CC BY 4.0. Each row carries its own reference period, shown above.

New vs existing homes

Sold · INE · €/m²

Median value of registered dwelling sales — what buyers actually transacted at, split by whether the home was newly built or already existing. This is the sold family; it is never mixed with appraisals.

Median new vs existing homes price per square metre in Setúbal
New dwellingsMedian€2,982€/m²Period1st Quarter 2026
Existing dwellingsMedian€2,713€/m²Period1st Quarter 2026
All dwellingsMedian€2,747€/m²Period1st Quarter 2026

Instituto Nacional de Estatística (INE), Portugal — CC BY 4.0. Each row carries its own reference period, shown above.

Prices are one part of the picture. Below, see how Setúbal sits through the market cycle — bank appraisals against sold prices, transaction activity and rents, each drawn live from INE with its source and reference period.

Where exactly in Setúbal?

Those trends describe Setúbal as a whole. Below, place it on the map to see exactly where they apply — and, where the data allows, how prices vary from one part of the region to the next.

Setúbal on the map

The 13 municipalities that make up the Setúbal distrito. Select a municipality to open its concelho guide.

Alcácer do SalAlcocheteAlmadaBarreiroGrândolaMoitaMontijoPalmelaSantiago do CacémSeixalSesimbraSetúbalSines
  1. 1. Alcácer do Sal
  2. 2. Alcochete
  3. 3. Almada
  4. 4. Barreiro
  5. 5. Grândola
  6. 6. Moita
  7. 7. Montijo
  8. 8. Palmela
  9. 9. Santiago do Cacém
  10. 10. Seixal
  11. 11. Sesimbra
  12. 12. Setúbal
  13. 13. Sines

Boundaries: Direção-Geral do Território — Carta Administrativa Oficial de Portugal (CAOP2025) — source — CC BY 4.0 (DGT)

Setúbal district, municipality by municipality

Portugal’s statistics office (INE) does not publish transacted house prices on district boundaries — the official series is released for NUTS-III sub-regions and for individual municipalities (concelhos) only. The headline figures on this page are therefore the official medians for the Península de Setúbal sub-region, which contains the city of Setúbal and the Lisbon south-bank commuter belt; they are not a district-wide aggregate. The full district — 13 municipalities split between the Península de Setúbal and the coastal Alentejo Litoral sub-regions — is shown municipality by municipality in the breakdown below, each figure with its own INE source and reference period. We never synthesise a single district number.

Península de Setúbal

Sub-region median: €2,747/m²

Median transacted price per square metre by municipality in Península de Setúbal
SetúbalMedian sold€2,638€/m²Period1st Quarter 2026
AlmadaMedian sold€3,267€/m²Period1st Quarter 2026
SeixalMedian sold€2,800€/m²Period1st Quarter 2026
BarreiroMedian sold€2,705€/m²Period1st Quarter 2026
MoitaMedian sold€2,371€/m²Period1st Quarter 2026
MontijoMedian sold€2,608€/m²Period1st Quarter 2026
AlcocheteMedian sold€2,883€/m²Period1st Quarter 2026
PalmelaMedian sold€2,375€/m²Period1st Quarter 2026
SesimbraMedian sold€2,909€/m²Period1st Quarter 2026

Alentejo Litoral

Sub-region median: €2,084/m²

Median transacted price per square metre by municipality in Alentejo Litoral
GrândolaMedian sold€2,533€/m²Period1st Quarter 2026
SinesMedian sold€2,473€/m²Period1st Quarter 2026
Santiago do CacémMedian sold€2,019€/m²Period1st Quarter 2026
Alcácer do SalMedian sold€1,932€/m²Period1st Quarter 2026

Transacted (sold) median price per square metre. Instituto Nacional de Estatística (INE), Portugal — CC BY 4.0. Figures are the latest available official medians; each municipality carries its own reference period, shown above.

What is living in Setúbal like?

Knowing where a property sits is only half the decision — the other half is what daily life there is like. Here are the liveability signals we can source for Setúbal today, each added as the data becomes available.

HealthcareINE · health access & supply

4.8doctors/1k inhab.

Medical doctors per 1,000 inhabitants · S7A2025

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

0.2pharmacies/1k inhab.

Pharmacies per 1,000 inhabitants · S7A2025

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

4hospitals

Hospitals · S7A2024

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

ConnectivityINE · fixed broadband

60,955accesses

Fixed broadband Internet accesses · S7A2025

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

SafetyINE · reported crime

36.6

crimes/1k residents

Registered crimes per 1,000 residents · 2025 crime counts over 2021 resident population

Derived: registered_crimes / population_2021 * 1000

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

CoastINE · Blue Flag beaches

16beaches

Blue Flag beaches (regional total) · S7A2026

Regional total (NUTS3) — shared across the surrounding region, not this municipality alone. NUTS regional total broadcast to member concelhos — the WHOLE region's count, NOT this concelho's own; never sum across concelhos.

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

ClimateIPMA · monthly temperature

11°C–32°C

Observed range · August 2025 – October 2026

Coolest: mean daily low, November 2025 · Warmest: mean daily high, September 2026

Not a full-year normal — our IPMA observations cover August 2025 – October 2026, so the coldest winter months are not represented.

IPMA — Instituto Português do Mar e da AtmosferaFree reuse with attribution to IPMA (open-data)

Explore the full climate strip →

Setúbal at a glance

The district of Setúbal wraps around the southern side of the Lisbon metropolitan area. Its northern half — the Península de Setúbal, taking in Almada, Seixal, Barreiro and the city of Setúbal itself — is a densely populated commuter belt linked to the capital by bridge, ferry and rail, while its southern half runs down the Alentejo coast through Grândola and Sines to quieter estuarine and beach towns.

Because the official price series is published by sub-region and municipality rather than by district, the headline figures above are for the Península de Setúbal sub-region, with full provenance; the breakdown that follows shows every municipality in the district — from the dense south-bank suburbs to the coastal Alentejo concelhos — so the wide internal spread is visible with the same discipline rather than hidden inside a single average.

What are the rules and costs in Setúbal?

Lifestyle is the human side of the decision; the rules and costs are the practical one. These are the two rules that shape most purchases in Setúbal — plus the guides and calculator to model your all-in costs.

Two rules shape most purchases here — whether a property can be let short-term, and what it costs to hold each year — followed by the guides and calculator to model your full purchase.

Can you run a short-term rental here?

Short-term letting (Alojamento Local, AL) plays a growing role along the Setúbal and Alentejo coasts, from the beaches of the Arrábida and Costa da Caparica to the surf towns south of Sines, and as an overflow market for Lisbon city visitors. AL is regulated at the municipal level under the national regime (Decreto-Lei 128/2014, as amended), and rules, registration status and any contention-style limits vary by concelho and change over time.

This is general information, not legal advice — confirm the current AL status and any local limits for a specific address with the relevant câmara municipal before assuming a property can be operated as a short-term rental.

What about annual property tax (IMI)?

Municipal Property Tax (IMI) is levied annually by each concelho within a band set nationally, so the exact rate depends on the municipality and the property’s taxable value (VPT) — the rate in Setúbal or Almada can differ from that of the coastal Alentejo concelhos in the south of the district. Any specific rate we publish is sourced from the official register with its reference year; where the warehouse cannot yet source a rate it is shown as pending rather than estimated.

Common questions about Setúbal

How much does property cost per square metre in Setúbal?
In Península de Setúbal, the median transacted (sold) price is about €2,747 per square metre (1st Quarter 2026). For comparison, the national median sold price is about €2,168 per square metre (1st Quarter 2026). Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
How much do flats and villas cost per square metre in Setúbal?
In Península de Setúbal, the median bank appraisal value is about €2,864 per square metre for flats and €2,622 per square metre for villas (August 2026). These are lender valuations for mortgage purposes, not transacted prices. Registered sales — what buyers actually paid — ran about €2,982 per square metre for newly built homes and €2,713 per square metre for existing homes (1st Quarter 2026). Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
What is the average rent per square metre in Setúbal?
In Península de Setúbal, the median new-lease rent — what tenants pay to let, a separate measure from any sale or asking price — is about €11.99 per square metre (2nd Quarter 2026). Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
What is the climate like in Setúbal?
Over the August 2025 – October 2026 climate observations available for Setúbal's anchor municipality, the mean daily low reached about 10.7°C (in November 2025) and the mean daily high about 32.3°C (in September 2026). This is the observed range for that window, not a full-year normal: our IPMA observations do not span a full calendar year, so the coldest winter months are not represented. Source: IPMA — Instituto Português do Mar e da Atmosfera, Free reuse with attribution to IPMA (open-data).
What is the reported-crime rate in Setúbal?
Setúbal's anchor municipality records about 36.6 crimes/1k residents (Registered crimes per 1,000 residents, reference period 2025 crime counts over 2021 resident population). Derived as registered_crimes / population_2021 * 1000. Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
What healthcare access does Setúbal have?
Setúbal's anchor municipality reports medical doctors per 1,000 inhabitants: 4.8 doctors/1k inhab., reference period S7A2025; pharmacies per 1,000 inhabitants: 0.2 pharmacies/1k inhab., reference period S7A2025; hospitals: 4 hospitals, reference period S7A2024. Source: Instituto Nacional de Estatística (INE), Portugal.
What is internet connectivity like in Setúbal?
Setúbal's anchor municipality reports fixed broadband internet accesses: 60,955 accesses, reference period S7A2025. Source: Instituto Nacional de Estatística (INE), Portugal.
How many Blue Flag beaches does Setúbal have?
Setúbal's anchor municipality reports blue flag beaches (regional total): 16 beaches (regional total, shared across the surrounding region), reference period S7A2026. Source: Instituto Nacional de Estatística (INE), Portugal.

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Municipalities in Setúbal

Every municipality below has its own page, held to the same provenance discipline: a figure appears only when the warehouse can source it, shown with its INE source and reference period. Where it cannot, the page says so in place of the figure. Never an estimate.

We publish a number only when the warehouse can source it. Many of the series shown here, including the sold-price median, are listed in the public data registry with their official sources, reference periods and licences. The dwellings-sold bars in the price chart print their source, INE indicator code and licence under the chart.

Buying in Setúbal?

Map the numbers on this page to your specific purchase. Speak with an advisor about costs, timeline and paperwork.

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