Setúbal · report
Buy or rent in Setúbal
Owning a 90 m² home costs less each month than renting it. Owning counts interest, running costs and the return the deposit could earn, at the median sale price. Repaying the loan is saving, so it is left out.
- Rent per month
- €1,008
- Owning per month
- €871
Try your own numbers
Starting from INE's median sale price of €2,760/m² and median new-lease rent of 11.2 €/m² a month in Setúbal, and a mortgage rate of 3.0%.
Owning costs less each month than renting.
- Rent a month
- €1,008
- Owning a month, not recovered
- €871
- Interest
- €559
- Running costs
- €207
- Return given up
- €106
- Cash out a month, if buying
- €1,150
Gross rental yield in Setúbal
A year's rent as a share of the sale price, from INE's medians. Higher means rent is dear compared with buying.
Show the numbers
| Period | Setúbal |
|---|---|
| Q2 2026 | 4.9% |
| Q1 2026 | 5.1% |
| Q4 2025 | 5.3% |
| Q3 2025 | 5.5% |
| Q2 2025 | 5.7% |
| Q1 2025 | 5.8% |
| Q4 2024 | 5.9% |
| Q3 2024 | 5.9% |
| Q2 2024 | 6.0% |
| Q1 2024 | 5.9% |
| Q4 2023 | 5.8% |
| Q3 2023 | 5.7% |
| Q2 2023 | 5.5% |
| Q1 2023 | 5.5% |
| Q4 2022 | 5.5% |
| Q3 2022 | 5.6% |
| Q2 2022 | 5.7% |
| Q1 2022 | 5.9% |
| Q4 2021 | 6.0% |
| Q3 2021 | 6.1% |
| Q2 2021 | 6.0% |
| Q1 2021 | 6.0% |
| Q4 2020 | 6.1% |
| Q3 2020 | 6.4% |
| Q2 2020 | 6.5% |
| Q1 2020 | 6.8% |
The comparison counts only the costs of owning you never get back: interest, running costs and what the deposit and purchase costs could earn elsewhere. Loan repayments build equity, so they are left out. So is any rise in the home's value, because nobody knows it in advance.
Other reports for Setúbal
Asking prices have an 80% chance of landing between €3,242/m² and €3,627/m² by September 2027.
- Expected, September 2027
- €3,434/m²
- Chance of a rise
- 93%
At the bank valuation, a 90 m² home costs €248,670. With 10% down and a 30-year mortgage, the payment is €944 a month. Banco de Portugal caps it at 50% of a household's net income.
- Payment, two incomes
- 35%
- Payment, one income
- 71%
Sellers ask 16.3% more than banks value homes at. A year ago the gap was +22.1%.
- Gap today
- +16.3%
- Change in a year
- −5.8 pp
89.2% more homes were licensed for construction in the last 12 months than in an average year of the past decade.
- Licensed, 12 months
- 633
- Per 1,000 residents
- 4.5
Over the last 12 months, buyers domiciled abroad paid 18.8% more per m² than buyers living in Portugal.
- Abroad against residents
- +18.8%
Bank valuations have fallen by 3% or more once since 2011. That fall began in January 2011.
- Deepest fall
- −22.5%
- Recovery from the low
- 44 months
In 2025 the population grew by 829 while 260 homes were finished: 3.2 new residents for every new home.
- New residents per new home, 2025
- 3.2
- Population change, 2025
- +829
10.2% of the 63,195 homes counted in the 2021 census stood empty, whether for sale, to let or for other reasons.
- Empty, 2021 census
- 10.2%
- Empty homes
- 6,432
In 2025, 6% of the buildings finished were work on existing buildings: extensions, alterations and reconstructions.
- Work on existing buildings, 2025
- 6%
- Reconstructions per 100 new buildings
- 0.0
Public bodies signed €31.2M of housing works here in 2025, and €63.9M since 2012.
- Signed in 2025
- €31.2M
- Per resident, 2025
- €221
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