Setúbal District Property Market Report: Sales (Jun–Aug 2025)
This summer, the housing market remained stable yet dynamic. Active listings stayed around 17k, prices hovered between €3 000–3 600/m², and buyer engagement ratios inched higher — showing solid demand and more selective short-listing.
Setúbal district, just south of Lisbon, brings together several distinct sub-markets: Almada, Barreiro, Costa de Caparica, Montijo, and Sesimbra. Each has its own housing profile — from coastal resorts and beach apartments, to commuter towns across the Tagus, to traditional urban neighborhoods. This diversity makes Setúbal one of Portugal’s most versatile property markets.
Supply & Pricing
Setúbal is Portugal’s third-largest housing market after Lisbon and Porto. Active supply was steady across the summer:
- June: 16.9k listings
- July: 17.6k
- August: 17.3k
Median €/m² climbed slightly (from €2 986 → €3 065), while average values held near €3 500–3 600/m².
| Month | Active listings | Median €/m² | Avg €/m² |
|---|---|---|---|
| 2025-06 | 16 881 | €2 986 | €3 500 |
| 2025-07 | 17 594 | €3 037 | €3 580 |
| 2025-08 | 17 292 | €3 065 | €3 570 |
Engagement
Buyer attention stayed robust: ~930–970 views per listing each month. Contacts per view remained ~0.6%, but favorites per view rose from 4.0% to 4.2% — evidence that buyers are saving more options before deciding.
| Month | Views/listing | Contacts/view | Favorites/view |
|---|---|---|---|
| 2025-06 | 968 | 0.6% | 4.0% |
| 2025-07 | 926 | 0.6% | 4.1% |
| 2025-08 | 950 | 0.6% | 4.2% |
Property Types: Houses vs Flats
Setúbal is more balanced than Lisbon: ~9k houses vs ~8k flats each month.
- Houses: generate higher total views but lower conversion into contacts.
- Flats: attract fewer views but yield far more contacts per view → stronger buyer intent.
- Favorites: grew across both segments, especially for houses (+28k over the summer).
| Month | Houses (listings) | Flats (listings) |
|---|---|---|
| 2025-06 | 9 134 | 7 747 |
| 2025-07 | 9 292 | 8 302 |
| 2025-08 | 9 109 | 8 183 |
Listing Dynamics (Flats for Sale)
Market churn was intense during summer 2025:
- New listings (Jun–Aug): 5 756
- Disappeared listings (Jun–Aug): 5 208
- Re-listed after Sep 1: only 16
This means the market saw a net gain in active flats, while most older listings were replaced by new stock. Re-listings remain rare so far.
Takeaway
- Scale: ~17k listings, making Setúbal a heavyweight market.
- Prices: €3 000–3 600/m² median — far below Lisbon, closer to Porto levels.
- Balance: Houses and flats split supply almost evenly, but flats drive more buyer action.
- Engagement shift: favorites are rising steadily — buyers shortlist more, negotiate later.
- Dynamics: turnover is high, with >5k new flats added over the summer and >5k disappearing.
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