Updated: March 31, 2026

 

Less than an hour’s drive south of Lisbon, you will come across Setúbal— a thriving historic city that is at the heart of the country’s rich fishing industry. Its charming alleyways, vibrant markets, and tree-lined boulevards welcome expats in Portugal with open arms, while high rental yields of 5.9 are sure to catch the eye of investors.

Consider Setúbal, Portugal, real estate, as this region hosts some of the most beautiful beaches in Europe, with crystal clear waters and spectacular sweeping views of the glimmering Atlantic — you will be hard-pressed to find a more stunning region.

In this article, we’ll delve into the latest 2026 property prices, rental yields, and benefits of living or investing in Setúbal.

We’ll cover:

Is Setúbal a nice place to live?

Setúbal is a bustling working port and major fishing center, boasting a rich history and seafaring heritage. While Setúbal’s raw character as an industrial town may not be to everyone’s taste, there is no disputing the stunning region in which the town is located. Located just an hour south of Lisbon, you’ll be able to enjoy the theatres, restaurants, and bustling life of the capital whenever you fancy.

From the sublime hills of Serra de Arrábida to the Tróia Peninsula, you can find a taste of exclusive luxury here. You will find many waterfront properties with breathtaking views.

setubal real estateSetúbal has a unique history. Take the Fortress of São Filipe de Setúbal, built on the orders of Phillip II of Spain (Philip I of Portugal), who personally oversaw the laying of the cornerstone of the new fortification in 1582. The fort once guarded the Sado Estuary and provides wonderful views over the region.

The historic center of Setúbal has narrow streets and large plazas, such as Praça de Bocage and Mosteiro de Jesus, a fine example of late Gothic (Manueline architecture) in Portugal.

Elsewhere, the Mercado do Livramento is the best-covered market in Portugal, selling fish straight from the sea, plus fresh fruit and vegetables, and locally made handicrafts and foodstuffs. Head here to see the “authentic” side of  Portugal, a good mix of chaos and liveliness.

Indeed, Setúbal is a city that you can easily get caught up in. With nature surrounding you, it is very easy to live an active lifestyle, and with fresh fish, fruits, and vegetables, you will enjoy a healthy diet.

Setúbal, Portugal, Real Estate: An Overview

Close to Lisbon, Setúbal, Portugal, real estate offers:

  • Close proximity to Lisbon
  • Nature on your doorstep (Serra da Arrábida Natural Park and beaches galore)
  • Strong and increasing demand (long and short-term rentals)
  • Smart Plan B and capital appreciation of properties

Below, we provide an overview of Setúbal’s property market

Setúbal, Portugal, real estate: Types of properties

Lisbon real estate offers something for everyone, and you’ll also find a wide array of residential real estate in Setúbal. With villas, apartments, beach houses, and new-builds, there are many different types of properties to suit your lifestyle. Whether you are looking for a luxury villa with a swimming pool, a modern apartment, or a townhouse, you should be able to find it here. 

You will also find modern Setúbal, Portugal apartments for rent, which you can use as your base while you spend time looking for your dream home in the area.

Setúbal, Portugal, real estate: Property prices

Setúbal real estate in Portugal is relatively affordable. The average asking price for property in Setúbal is around €3,206 per square meter. An apartment can cost about €3,209 per square meter, while a house for sale in Setúbal often goes for €3,200 per square meter.

In the coastal town of Sesimbra, nearby, the average asking price stood at €4,338 for a property. Setúbal, Portugal real estate waterfront homes will be on the pricier side. 

You will find cheap property for sale in Setúbal, Portugal, although these will generally be situated away from the coast. Cheap property for sale in Setúbal, Portugal, under €100k is possible, although these will be fixer-uppers and usually in need of quite major works.

With rental yields of 5.9 percent, you’ll find ample opportunity to buy-to-rent, with many expats seeking long-term rentals here, providing steady, passive income throughout the year.

Setúbal luxury real estate

If you are looking for more exclusive properties, you will be pleased to know that in Setúbal and in the South West, you can find beautiful luxury properties. Many have incredible views of the ocean, private swimming pools, gyms, and security. 

Close by Setúbal, real estate in Tróia, Comporta, and Melides is more high-end and will be more expensive, with a host of celebrities and high-network individuals having purchased exclusive real estate in these pockets of quiet luxury

Note that Portugal’s real estate market is generally much more affordable than in other countries in Europe. Even luxury properties, although more expensive, will still be relatively affordable in comparison to their counterparts in other countries. Properties that come with additional features, such as a private gym, swimming pool, or additional security, will be more expensive. 

Setúbal, Portugal, Real Estate: Where to Buy

Setúbal is a very good option to purchase real estate, with tremendous growth potential, but there are also other beautiful areas close by that offer the buyer a little variety – for example, those looking for more exclusive properties should look to Tróia, Comporta, and Melides.

Here, we have run over some desirable areas in the region. 

real estate azoresSetúbal

Setùbal offers a relaxed pace of life by the ocean, where you’ll quickly find yourself enjoying the simple things, such as fantastic seafood and your morning coffee in front of the ocean. You also have an array of spectacular historic sites, natural landscapes, and beaches on your doorstep, and you can quickly get to Lisbon in less than an hour. With more expats relocating here, you’ll also find an increasing expat community.

To the west of Setúbal, in between Setúbal and Sesimbra, Azeitão can be a good place to consider, and where you’ll find water-facing properties, while Palmela, just to the north of Setúbal, offers lower entry points.

real estate azores Sesimbra

Sesimbra is a beach town close to Setúbal that lies in the foothills of Serra da Arrábida. Completely surrounded by natural beauty, you are well-positioned if you enjoy being in nature. Experiencing the unspoiled nature of the Serra da Arrábida Natural Park firsthand is the only way to fully appreciate the beauty of the region. You are also only forty minutes from Lisbon, so you’re easily able to enjoy the delights of the capital. Owning a beach house in Sesimbra is a very good investment and is popular with both expats and locals. 

You can find out more about Sesimbra in our article: Sesimbra, Portugal Real Estate.

real estate azores Tróia

The Tróia peninsula is one of the most impressive in mainland Portugal, with eighteen beautiful kilometers of breathtaking sandy beaches with crystal clear waters that open up onto the vast Atlantic Ocean. Tróia is the perfect second home destination for those who are looking for luxury residences that are in the heart of nature. 

Tróia is close to Carvalhal Beach, which is an increasingly popular holiday spot for the wealthy. With exceptional dining experiences, a casino, and nature on your doorstep, Tróia is a top location for those looking for an exclusive postcode in Portugal.

In Troia, you may even be able to find a penthouse for sale. What could be more luxurious than delighting in the glow of the sunset with a glass of rich Douro red wine in hand, all from the quiet calm of your top-floor apartment? See our article, A City Penthouse in Portugal: Top Areas, for more information on the best areas to consider if you are looking for a penthouse. 

Find out more about Tróia.

real estate azores Comporta

Surrounded by sand dunes and pine trees, Comporta is a special place. The Atlantic is a stone’s throw away, and the rice paddies add an Asian influence to the surroundings. Simplicity is probably the best word to describe Comporta, and those looking for a place to unwind totally in a luxury villa can relax with a smile on their face. 

If you would like to learn more about this exclusive part of Portugal, you can check out our article: Comporta Portugal Real Estate.

real estate azores Melides

Close by Comporta, the unique lagoon of Melides is increasing in popularity. Home to unspoiled nature, the local charm still permeates here, and the traditional way of life still passes by. A villa here would be an excellent investment option. 

You can discover more in our article: Melides, Portugal.

Buying Property in Setúbal: Step by Step Guide

You will face no restrictions when buying property in Setúbal, and the purchasing process is quite straightforward.

Below, you can see a simple step-by-step guide to buying property in Setúbal.

  1. Get your NIF number and open a Portuguese bank account: A NIF number (Portuguese tax number) is required for any financial transactions, including buying property. It’s also worth getting a bank account in Portugal to save on transaction fees.
  2. Begin your property search: Working with a buyer’s agent will provide you with access to exclusive properties and homes not on the market. Once you’ve found the property, you can then move forward with negotiation.
  3. Negotiation, due diligence, and making an offer: Negotiation is expected in Portugal, and the asking price is rarely the sales price. Once you’ve negotiated, conducted thorough due diligence, made an offer, and it has been accepted, you can proceed to sign the CPCV.
  4. Signing the CPCV: The CPCV is the Promissory Contract that is signed between the buyer and seller. Usually, a deposit of 10-20 percent is made at this stage.
  5. Final Deed signing: The culmination of the purchase process is signing the Final Deed (Escritura). This is when the property is transferred from buyer to seller, and the remaining price and property purchase taxes are paid. The Final Deed is signed in front of a Notary.
  6. Register at the land registry: You will need to register yourself as the new owner of the property at the land registry. If working with a lawyer, they can do this on your behalf.

Work with experienced professionals

We highly recommend having a  real estate agent in Setúbal or, preferably, a buyer’s agent by your side, particularly if you are unfamiliar with the Setúbal real estate market or do not speak Portuguese. While real estate agents work on behalf of the seller, buyer’s agents protect the buyer.

We also recommend working with a real estate lawyer who will conduct thorough due diligence on the property and seller and ensure you have all the correct documents to hand, such as the Certidão Permanente do Registo Predial (Permanent Certificate of the Property), licença de utilização (habitation license, energy certificate, and so on).

Financing property in Setúbal

If you want to secure financing, more than 15 banks offer mortgages in Portugal to non-residents. The Loan-to-Value (LTV) ratio is around 60-80 percent for non-residents and 70-90 percent for residents, with choices between fixed, variable, and mixed rate mortgages. You should begin the process as soon as possible after you have decided that you wish to buy property in Portugal to avoid any delays.

Property taxes in Setúbal

When buying property in Setúbal, you need to consider property taxes that fall at the time of purchase and on an annual basis.

  • Time of purchase: IMT (typically 0-8 percent levied on the property price) and Stamp Duty (0.8 percent)
  • Annual property taxes: IMI (universal, usually at 0.3-0.45 percent for urban properties) and AIMA (for properties valued at over €600,000, starting at 0.7 percent of the property’s value).

You can find out more in our article: Property Taxes in Portugal.

Cost of Living in Setúbal

Setúbal is much more affordable than Lisbon and Cascais. Below, we provide an overview of the cost of living you can expect moving to Setúbal.

  • One bedroom apartment: €700-€900 per month
  • Glass of wine: €2.50 to €3
  • Monthly transport pass: €40
  • Good meal at an inexpensive restaurant: €10
  • A meal for two at a mid-range restaurant: €40 (three-course, no drinks)
  • Food for one person for a week: €50

Is Setúbal a good place to retire?

Setúbal is, in many ways, the ideal retirement destination. Well-connected, affordable, and boasting a high quality of life.

  • Healthcare: A standout advantage of retiring to Setúbal is access to comprehensive public healthcare, with private healthcare also available at an affordable cost compared with the US and Western Europe.
  • Excellent amenities: With good infrastructure, parks, and shopping nearby, you’ll have everything you need close at hand.
  • Connectivity: Less than an hour south of Lisbon, you’ll be able to enjoy the museums, concerts, and restaurants easily.
  • Restaurants and cafés: Setúbal is known for its excellent seafood and fish, and you’ll find countless exceptional restaurants in the area. Many locals from Lisbon come to Setúbal just for the restaurants here.
  • Stretch your money further: You can get a coffee for less than €1 and a good meal for €10 or less. You’ll find your money goes further when you compare spending with the USA and other Western European countries.

Setubal, Portugal, Climate

Setúbal has a typical Mediterranean climate. The summers are hot and dry, with temperatures ranging from 81 and 86 Degrees F (27 and 30  Degrees C) during the day and 59 and 63  Degrees F (15 to 17 Degrees C) at night.

Winter temperatures range from 59 and 63 Degrees F (15 and 17 Degrees C) in the day and 41–46  Degrees F (5–8  Degrees C) at night. In the summer months, the geographical location of Setúbal provides a breeze from the Atlantic.

Things to Do in Setúbal

You’ll be spoilt for choice with things to do in and around Setúbal. Below are some of our favorite activities in Setúbal.

  • Casa da Baía: This cultural hub has a wine shop featuring regional wines and archaeological exhibits. Casa da Baía is the main tourist hub in the region, so if you need pointing in the right direction, head here.
  • Step into history: Visit the Manueline Convent of Jesus, the Cathedral of Santa Maria da Graça, and the Church of São Julião, each of which is a must for history lovers.
  • Sado Estuary: At the Sado Estuary, a beautiful natural reserve, you’ll be able to dolphin and bird watch, making the region perfect for nature lovers.
  • Serra da Arrábida: The Serra da Arrábida Natural Park offers some amazing hiking trails, sweeping ocean views, and picturesque beaches where you can unwind, relax, or swim if you so desire. Although the water can be cold, it is particularly refreshing in the summer months.
  • Relax at pristine beaches: From Praia de Galapinhos to Praia do Portinho da Arrábida, these may well be some of the most stunning beaches in Europe, kept in excellent condition for you to enjoy. Comporta beach, which Madonna recently said was the most beautiful beach in the world, is also nearby.

Lifestyle in Setúbal

setubal coast portugalEnjoy an active lifestyle

Although most places in Portugal allow you to live an active lifestyle – not least because of the abundance of sunny days – Setúbal will probably tempt you out of the house even on the coldest winter day, with the Arrábida Natural Park and glorious beaches on your doorstep.

Cozy cafés and restaurants

Avenida Luísa Todi, the main avenue in Setúbal, has many bars, restaurants, and green spaces where you can read a book, enjoy a café, or simply sit and watch the world pass by.

Nature on your doorstep

Praça de Bocage, the main square, is located in the beating heart of the city and is also an excellent spot to relax and unwind. To the east of the city lies Albarquel Urban Park – easy to access from the city, with a beach and fabulous views of the river. For your dose of nature that is close at hand, this is a good option if you do not want to venture further afield.

Other locations in Portugal with stunning natural and national parks can be found in our article: National Parks in Portugal.

Uncover history

History lovers will also find much to admire in Setúbal. The Monastery of Jesus, with its unique tiles, served as a monastery of Poor Clare nuns and was one of the first buildings in the Manueline style (the Portuguese late Gothic) and dates as far back as the 1490s. Elsewhere, the Fortress of São Filipe de Setúbal provides excellent views of the river. Setúbal is a great option for expats looking to move to Portugal.

The Pros and Cons of Living in Setúbal

As with every location, there are both advantages and disadvantages. Luckily, in Setúbal, the pros definitely outweigh the cons.

Pros of living in Setúbal

  • Setúbal is less than an hour’s drive from Lisbon.
  • Some of the best beaches in Europe are waiting to be discovered here.
  • The city has affordable prices, from housing to groceries.
  • Setúbal is easy to get around on foot or by bike.
  • Public transport in the area is generally reliable.
  • Healthcare is excellent, with public care almost free for residents.

Cons of living in Setúbal

  • In the summer months, the most popular beaches can get crowded.
  • Traffic to and from Lisbon can be busy during sunny weekends at rush hour.
  • It can get cold in the winter months inside, so make sure your home is well-insulated.

Goldcrest: How We Can Help You 

Goldcrest is a buyer’s agent that is based in Lisbon. We provide expert, impartial advice on real estate investments and how to buy property in Portugal. From scouting out the perfect property through to property acquisition, we have you covered throughout the process.

If you are looking to purchase property in Portugal, don’t hesitate to get in touch. Our team of skilled experts is available to solve all your real estate doubts, helping you with the property search and offering insightful expertise and strategic advice.

Why choose Goldcrest?

  • Local knowledge: With offices located across Portugal, our presence nationwide allows us to assist you personally across the country.
  • Independent service: As an independent buying agent, we do not represent any development or project. Our service is entirely tailored toward each individual client, providing you with everything you need to secure the perfect property at the best possible price. As an impartial advisor on the market, we work solely on behalf of our client and provide a service tailored to your needs and requirements.
  • Streamlined process: Our real estate agents speak English and Portuguese, and our service is completely focused on providing you with a hassle-free buying experience, saving you time.
  • Experienced team: Our expert real estate team has a vast local knowledge of the Portuguese property market. We have cutting-edge technology and metasearch tools at your disposal to provide full market coverage, ensuring the best investment choices and negotiated prices.
  • Network of partners: We have a close network of partners, including lawyers, property management services, builders, architects, designers, and landscape gardeners, again saving you time and hassle by providing you with trusted experts in their field of work.

Frequently Asked Questions about Setubal Portugal Real Estate

Yes, Setubal, Portugal, real estate is a very good investment with rental yields of 5.9 percent. Also, Sesimbra, Tróia, Comporta, and Melides each provide solid property options, whether you are looking for a holiday home or a luxury abode. 

Moving to Portugal, expats will be able to enjoy one of the most beautiful regions in the country. There are many expats living here – Setúbal has the highest number of expats after Lisbon and Faro – so you should be able to get to know fellow expats easily.

The average asking price for property in Setúbal is €3,206 per square meter. Properties that come with additional features, such as a private gym, swimming pool, or additional security, will also cost more.

From luxury homes with a private swimming pool to modern apartments and old townhouses, you’ll find several property types in Setúbal. If you are looking for your dream home in Portugal and you want to enjoy some of the most spectacular views in the country, plus beautiful beaches with crystal clear waters, then this wonderful part of Portugal may be just the ticket.

Yes, Setúbal is considered one of the best places to live, balancing affordability and natural beauty,  with a close community of locals and expats, and offering close proximity to Lisbon (under an hour away). The Arrábida Natural Park and the beaches here, such as Praia de Galapinhos make the region a place of real beauty.

There is no Zillow Portugal where you can easily find property for sale in Setúbal. This is because the real estate market in Portugal is fragmented, and there are many different online portals that you can use.

We recommend working with an experienced real estate professional who will be able to help you with the property search and purchase. A buyer’s agent, such as Goldcrest, works solely on behalf of the client and will work with you from scouting out your dream home that matches your exact requirements through to acquisition and aftercare.

Setúbal has one of the highest numbers of expats in Portugal, and with beautiful natural landscapes, excellent restaurants, and plenty of activities, Setúbal is a great place for expats. The reliable healthcare and slow pace of life attract retirees; there are two very good international schools for families, and the region offers a perfect work/life balance for digital nomads.

Setúbal is a high-value and affordable alternative to Lisbon with lower property prices and general overall costs. You will find your money stretches further if you move to Setúbal compared with other cities in Western Europe. Prices have, however, been increasing and are higher in 2026 than they were a few years ago.

While there is no one online portal to search for property for sale in Setúbal, there are numerous online portals available. This, however, makes it tricky to find all the properties available in one place, and therefore, it is often a better option to seek help from real estate professionals.