Setúbal district Property Prices, Rents & Rental Yields

About Setúbal district

Setúbal district lies south of Lisbon, with the Sado estuary, Atlantic beaches and Arrábida hills shaping its varied landscape. Coastal towns and inland communities offer different settings within the same district, making location an important part of any apartment assessment.

In October 2026, the clearest signal for apartments is the gap between rising prices per square metre and softer rents. The average price per square metre rose 1.3% month on month, while average rent fell 3.8% over the same period. These district-wide movements do not mean every apartment followed the same path. They do, however, put purchase pricing and rental income on different short-term trajectories, a distinction that matters when weighing an investment.

The reported yield is 4.73%, a reference point rather than a promise of what an individual purchase will earn. With the average sale price at €340,000, the practical question is whether the rent achievable for a particular apartment supports its purchase cost on the investor’s own terms. District averages cannot answer that for a specific address, building or lease. They can help frame the checks an investor needs to make before relying on an income projection.

For this month’s snapshot, the takeaway is a split rather than a single direction of travel. Prices per unit area moved higher as rents moved lower. Keeping that timing mismatch in view is more useful than assuming the two will move together.