Setúbal Real Estate Guide 2026
Overview
Major regional center with strong economic growth. Average prices: €3,905/m². 47% below Lisbon prices. 6.6% annual price growth.
Property Prices
- T0 tier — Average new build: €4,408/m²; Average resale: €3,016/m²
- T1 tier — Average new build: €3,990/m²; Average resale: €2,730/m²
- T2 tier — Average new build: €3,800/m²; Average resale: €2,600/m²
- T3 tier — Average new build: €3,420/m²; Average resale: €2,340/m²
Rental Yields
- T1 tier: 4.5%
- T2 tier: 4.0%
- T3 tier: 3.8%
Market Outlook
Annual price growth: 6.6% · Forecast: positive · up
Housing Stock
Area: Setúbal · town · Investment category: standard · 55,000 apartments · 1,000 new units/year
Setúbal
Character and Identity: A rugged and authentic port city. It combines heavy industry with natural beauty (Arrábida Reserve) and dolphins in the bay.
National Role: The third or fourth largest city, a major export port.
Historical Development: A center for fish canning (sardines) and salt production since Roman times. Birthplace of the national poet Bocage and coach José Mourinho.
Interesting Facts: The famous dish is "Choco Frito" (fried cuttlefish). Bocage is known for his erotic and satirical poems, and his figure represents the rebellious spirit of the city.
Neighborhoods
Centro
Centro in Setúbal offers a vibrant blend of historical charm and contemporary living, attracting both locals and international residents. Known for its picturesque streets and proximity to the coast, the neighborhood offers a diverse range of properties, appealing to various investor profiles. The real estate market…
Ideal for international investors seeking a balanced blend of historical charm and modern living. Suitable for young professionals, families, and retirees looking for scenic, affordable locations.
€225,400 · €3,130/m² · 72m² · €780/mo · 4.2% · 38 listings
Bonfim
Bonfim, in Setúbal, exudes a charming blend of tradition and modernity, attracting both locals and expatriates. It offers a rich cultural tapestry with historic landmarks and vibrant community life. The real estate market here is dynamic, with an average sale price of €182,300 and a price per sqm of €2,223. Investors…
Ideal for investors seeking stable rental income and long-term growth. Suited for families, expatriates, and those valuing cultural richness and modern amenities.
€182,300 · €2,223/m² · 82m² · €690/mo · 4.5% · 28 listings
Azeitão
Azeitão, nestled in the Setúbal region of Portugal, exudes a charming blend of traditional and modern living. Known for its serene landscapes and proximity to Lisbon, it attracts families and professionals seeking a tranquil yet connected lifestyle. The real estate market here offers varied opportunities, with average…
Ideal for international investors seeking stable returns, cultural richness, and proximity to Lisbon. A perfect match for those valuing both traditional charm and modern convenience.
€254,200 · €2,824/m² · 90m² · €960/mo · 4.5% · 22 listings
Setúbal Sul
Setúbal Sul is a vibrant neighborhood with a blend of traditional charm and modern conveniences, making it an attractive location for families and young professionals alike. Known for its picturesque surroundings and proximity to stunning beaches, the area offers a relaxed lifestyle. The real estate market here is…
Ideal for savvy investors and families seeking stable returns and a relaxed lifestyle in a culturally rich area with easy access to Lisbon.
€187,400 · €2,466/m² · 76m² · €640/mo · 4.1% · 25 listings