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Santarém

The Santarém district is the heart of the Ribatejo, spread along the Tagus valley from the fertile Lezíria floodplain around Santarém city up through the Médio Tejo towns of Tomar, Abrantes and Ourém. Because Portugal’s statistics office publishes house prices by sub-region and municipality rather than by district, this guide leads with the official figures for the Lezíria do Tejo sub-region and then breaks the whole district down municipality by municipality — each number with its own source and reference period.

Last updated · First published

What does property cost in Santarém?

The figures below are the latest official medians for the region, each shown beside its reference period and INE source. Transacted (sold) prices are drawn from INE’s house-price statistics; the national median is shown alongside so you can see how the region compares.

Median sold price · SantarémSold · INE

€1,578/m²

Lezíria do Tejo

1st Quarter 2026Instituto Nacional de Estatística (INE), Portugal
CC BY 4.0
Median sold price · PortugalSold · INE (national)

€2,168/m²

Portugal

1st Quarter 2026Instituto Nacional de Estatística (INE), Portugal
CC BY 4.0
Median new-lease rent · SantarémRent · INE

€7.64/m²

Lezíria do Tejo

2nd Quarter 2026Instituto Nacional de Estatística (INE), Portugal
CC BY 4.0

Sub-region level (Lezíria do Tejo) — INE publishes the rent series by NUTS-III only, so there is no separate concelho-level rent figure for the Santarém municipalities.

How Santarém sold prices have moved

Median sold price · Santarém, last 12 months (line, left axis) against dwellings sold in the last 12 months (bars, right axis).

Q4 2019 → Q1 2026Latest data: Q1 2026

Median sold price · Santarém: Instituto Nacional de Estatística (INE), Portugal · indicator 0012234 (dim3=H1) · retrieved 2026-08-12 · CC BY 4.0

Sold in last 12 months: Instituto Nacional de Estatística (INE), Portugal · indicator 0014363 · retrieved 2026-10-02 · CC BY 4.0

Show the data as a table (26 quarters)
Every quarter in the chart (Q4 2019 – Q1 2026).
QuarterMedian sold price · Santarém (last 12 months, €/m²)Sold in last 12 months (dwellings)
Q1 20261,5784,174
Q4 20251,4804,291
Q3 20251,3984,300
Q2 20251,3334,204
Q1 20251,2774,007
Q4 20241,2183,823
Q3 20241,1703,585
Q2 20241,1333,455
Q1 20241,0993,360
Q4 20231,0613,309
Q3 20231,0323,411
Q2 20239963,533
Q1 20239683,776
Q4 20229353,950
Q3 20229004,018
Q2 20228634,056
Q1 20228193,991
Q4 20218223,847
Q3 20218093,779
Q2 20218073,642
Q1 20218103,272
Q4 20208003,244
Q3 20207713,146
Q2 20207433,215
Q1 20207293,307
Q4 20197033,240

Asking vs sold

Asking-price data pending — we publish an asking figure only from a licensed source, never scraped listings, and we always label it separately from the sold (INE) median so the two are never conflated.

What does each type of property cost in Santarém?

Two official medians, kept deliberately apart. Bank appraisals are what lenders valued homes at; registered sales are what buyers actually paid. They are measured differently, published on different cadences, and are never averaged together.

Flats vs villas

Bank appraisal · INE · €/m²

Median value of bank evaluations on housing — what lenders valued property at for mortgage purposes. It is a valuation opinion, not a transacted price, so it is never mixed with the sale medians below.

Median flats vs villas price per square metre in Santarém
FlatsMedian€1,932€/m²PeriodAugust 2026
VillasMedian€1,635€/m²PeriodAugust 2026
All housingMedian€1,763€/m²PeriodAugust 2026

Instituto Nacional de Estatística (INE), Portugal — CC BY 4.0. Each row carries its own reference period, shown above.

New vs existing homes

Sold · INE · €/m²

Median value of registered dwelling sales — what buyers actually transacted at, split by whether the home was newly built or already existing. This is the sold family; it is never mixed with appraisals.

Median new vs existing homes price per square metre in Santarém
New dwellingsMedian€1,665€/m²Period1st Quarter 2026
Existing dwellingsMedian€1,554€/m²Period1st Quarter 2026
All dwellingsMedian€1,578€/m²Period1st Quarter 2026

Instituto Nacional de Estatística (INE), Portugal — CC BY 4.0. Each row carries its own reference period, shown above.

Prices are one part of the picture. Below, see how Santarém sits through the market cycle — bank appraisals against sold prices, transaction activity and rents, each drawn live from INE with its source and reference period.

Where exactly in Santarém?

Those trends describe Santarém as a whole. Below, place it on the map to see exactly where they apply — and, where the data allows, how prices vary from one part of the region to the next.

Santarém on the map

The 21 municipalities that make up the Santarém distrito. Select a municipality to open its concelho guide.

AbrantesAlcanenaAlmeirimAlpiarçaBenaventeCartaxoChamuscaConstânciaCorucheEntroncamentoFerreira do ZêzereGolegãMaçãoRio MaiorSalvaterra de MagosSantarémSardoalTomarTorres NovasVila Nova da BarquinhaOurém
  1. 1. Abrantes
  2. 2. Alcanena
  3. 3. Almeirim
  4. 4. Alpiarça
  5. 5. Benavente
  6. 6. Cartaxo
  7. 7. Chamusca
  8. 8. Constância
  9. 9. Coruche
  10. 10. Entroncamento
  11. 11. Ferreira do Zêzere
  12. 12. Golegã
  13. 13. Mação
  14. 14. Rio Maior
  15. 15. Salvaterra de Magos
  16. 16. Santarém
  17. 17. Sardoal
  18. 18. Tomar
  19. 19. Torres Novas
  20. 20. Vila Nova da Barquinha
  21. 21. Ourém

Boundaries: Direção-Geral do Território — Carta Administrativa Oficial de Portugal (CAOP2025) — source — CC BY 4.0 (DGT)

Santarém district, municipality by municipality

Portugal’s statistics office (INE) does not publish transacted house prices on district boundaries — the official series is released for NUTS-III sub-regions and for individual municipalities (concelhos) only. The headline figures on this page are therefore the official medians for the Lezíria do Tejo sub-region, which contains the city of Santarém; they are not a district-wide aggregate. The full district — 21 municipalities split between the Lezíria do Tejo and the Médio Tejo sub-regions — is shown municipality by municipality in the breakdown below, each figure with its own INE source and reference period. We never synthesise a single district number.

Lezíria do Tejo

Sub-region median: €1,578/m²

Median transacted price per square metre by municipality in Lezíria do Tejo
SantarémMedian sold€1,495€/m²Period1st Quarter 2026
AlmeirimMedian sold€1,522€/m²Period1st Quarter 2026
AlpiarçaMedian sold€1,291€/m²Period1st Quarter 2026
BenaventeMedian sold€2,063€/m²Period1st Quarter 2026
CartaxoMedian sold€1,553€/m²Period1st Quarter 2026
ChamuscaMedian sold€909€/m²Period1st Quarter 2026
CorucheMedian sold€1,383€/m²Period1st Quarter 2026
GolegãMedian sold€1,263€/m²Period1st Quarter 2026
Rio MaiorMedian sold€1,278€/m²Period1st Quarter 2026
Salvaterra de MagosMedian sold€1,787€/m²Period1st Quarter 2026

Médio Tejo

Sub-region median: €1,224/m²

Median transacted price per square metre by municipality in Médio Tejo
AbrantesMedian sold€975€/m²Period1st Quarter 2026
AlcanenaMedian sold€779€/m²Period1st Quarter 2026
ConstânciaMedian sold€1,032€/m²Period1st Quarter 2026
EntroncamentoMedian sold€1,646€/m²Period1st Quarter 2026
Ferreira do ZêzereMedian sold€883€/m²Period1st Quarter 2026
MaçãoMedian sold€372€/m²Period1st Quarter 2026
OurémMedian sold€1,348€/m²Period1st Quarter 2026
SardoalMedian sold€675€/m²Period1st Quarter 2026
TomarMedian sold€1,285€/m²Period1st Quarter 2026
Torres NovasMedian sold€1,199€/m²Period1st Quarter 2026
Vila Nova da BarquinhaMedian sold€1,415€/m²Period1st Quarter 2026

Transacted (sold) median price per square metre. Instituto Nacional de Estatística (INE), Portugal — CC BY 4.0. Figures are the latest available official medians; each municipality carries its own reference period, shown above.

What is living in Santarém like?

Knowing where a property sits is only half the decision — the other half is what daily life there is like. Here are the liveability signals we can source for Santarém today, each added as the data becomes available.

HealthcareINE · health access & supply

5.2doctors/1k inhab.

Medical doctors per 1,000 inhabitants · S7A2025

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

0.4pharmacies/1k inhab.

Pharmacies per 1,000 inhabitants · S7A2025

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

3hospitals

Hospitals · S7A2024

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

ConnectivityINE · fixed broadband

26,717accesses

Fixed broadband Internet accesses · S7A2025

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

SafetyINE · reported crime

29.5

crimes/1k residents

Registered crimes per 1,000 residents · 2025 crime counts over 2021 resident population

Derived: registered_crimes / population_2021 * 1000

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

CoastINE · Blue Flag beaches

0beaches

Blue Flag beaches (regional total) · S7A2026

Regional total (NUTS3) — shared across the surrounding region, not this municipality alone. NUTS regional total broadcast to member concelhos — the WHOLE region's count, NOT this concelho's own; never sum across concelhos.

Instituto Nacional de Estatística (INE), PortugalCC BY 4.0

ClimateIPMA · monthly temperature

10°C–33°C

Observed range · August 2025 – October 2026

Coolest: mean daily low, November 2025 · Warmest: mean daily high, September 2026

Not a full-year normal — our IPMA observations cover August 2025 – October 2026, so the coldest winter months are not represented.

IPMA — Instituto Português do Mar e da AtmosferaFree reuse with attribution to IPMA (open-data)

Explore the full climate strip →

Santarém at a glance

The district of Santarém is the core of the Ribatejo, the broad agricultural plain either side of the Tagus in Portugal’s centre. Its southern half — the Lezíria do Tejo around Santarém city, Cartaxo, Almeirim and Coruche — is a fertile floodplain of horse-breeding, bull-farming and wine, while its northern half climbs the Médio Tejo through Tomar, Abrantes and Ourém into the hills of the Zêzere. Good road and rail links to Lisbon have made its southern concelhos an increasingly affordable commuter alternative to the capital.

Because the official price series is published by sub-region and municipality rather than by district, the headline figures above are for the Lezíria do Tejo sub-region around Santarém city, with full provenance; the breakdown that follows shows every municipality in the district — from the Tagus-side towns to the quieter interior concelhos — so the wide internal spread is visible with the same discipline rather than hidden inside a single average.

What are the rules and costs in Santarém?

Lifestyle is the human side of the decision; the rules and costs are the practical one. These are the two rules that shape most purchases in Santarém — plus the guides and calculator to model your all-in costs.

Two rules shape most purchases here — whether a property can be let short-term, and what it costs to hold each year — followed by the guides and calculator to model your full purchase.

Can you run a short-term rental here?

Short-term letting (Alojamento Local, AL) is a modest part of the investment case across most of the Santarém district, though it matters in the historic centre of Tomar around the UNESCO-listed Convento de Cristo and in the Fátima sanctuary town of Ourém, both of which draw year-round religious and cultural tourism. AL is regulated at the municipal level under the national regime (Decreto-Lei 128/2014, as amended), and rules, registration status and any contention-style limits vary by concelho and change over time.

This is general information, not legal advice — confirm the current AL status and any local limits for a specific address with the relevant câmara municipal before assuming a property can be operated as a short-term rental.

What about annual property tax (IMI)?

Municipal Property Tax (IMI) is levied annually by each concelho within a band set nationally, so the exact rate depends on the municipality and the property’s taxable value (VPT) — the rate in Santarém can differ from that of Tomar, Abrantes or the smaller rural concelhos in the district. Any specific rate we publish is sourced from the official register with its reference year; where the warehouse cannot yet source a rate it is shown as pending rather than estimated.

Common questions about Santarém

How much does property cost per square metre in Santarém?
In Lezíria do Tejo, the median transacted (sold) price is about €1,578 per square metre (1st Quarter 2026). For comparison, the national median sold price is about €2,168 per square metre (1st Quarter 2026). Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
How much do flats and villas cost per square metre in Santarém?
In Lezíria do Tejo, the median bank appraisal value is about €1,932 per square metre for flats and €1,635 per square metre for villas (August 2026). These are lender valuations for mortgage purposes, not transacted prices. Registered sales — what buyers actually paid — ran about €1,665 per square metre for newly built homes and €1,554 per square metre for existing homes (1st Quarter 2026). Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
What is the average rent per square metre in Santarém?
In Lezíria do Tejo, the median new-lease rent — what tenants pay to let, a separate measure from any sale or asking price — is about €7.64 per square metre (2nd Quarter 2026). Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
What is the climate like in Santarém?
Over the August 2025 – October 2026 climate observations available for Santarém's anchor municipality, the mean daily low reached about 10.2°C (in November 2025) and the mean daily high about 32.5°C (in September 2026). This is the observed range for that window, not a full-year normal: our IPMA observations do not span a full calendar year, so the coldest winter months are not represented. Source: IPMA — Instituto Português do Mar e da Atmosfera, Free reuse with attribution to IPMA (open-data).
What is the reported-crime rate in Santarém?
Santarém's anchor municipality records about 29.5 crimes/1k residents (Registered crimes per 1,000 residents, reference period 2025 crime counts over 2021 resident population). Derived as registered_crimes / population_2021 * 1000. Source: Instituto Nacional de Estatística (INE), Portugal, CC BY 4.0.
What healthcare access does Santarém have?
Santarém's anchor municipality reports medical doctors per 1,000 inhabitants: 5.2 doctors/1k inhab., reference period S7A2025; pharmacies per 1,000 inhabitants: 0.4 pharmacies/1k inhab., reference period S7A2025; hospitals: 3 hospitals, reference period S7A2024. Source: Instituto Nacional de Estatística (INE), Portugal.
What is internet connectivity like in Santarém?
Santarém's anchor municipality reports fixed broadband internet accesses: 26,717 accesses, reference period S7A2025. Source: Instituto Nacional de Estatística (INE), Portugal.
How many Blue Flag beaches does Santarém have?
Santarém's anchor municipality reports blue flag beaches (regional total): 0 beaches (regional total, shared across the surrounding region), reference period S7A2026. Source: Instituto Nacional de Estatística (INE), Portugal.

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Municipalities in Santarém

Every municipality below has its own page, held to the same provenance discipline: a figure appears only when the warehouse can source it, shown with its INE source and reference period. Where it cannot, the page says so in place of the figure. Never an estimate.

We publish a number only when the warehouse can source it. Many of the series shown here, including the sold-price median, are listed in the public data registry with their official sources, reference periods and licences. The dwellings-sold bars in the price chart print their source, INE indicator code and licence under the chart.

Buying in Santarém?

Map the numbers on this page to your specific purchase. Speak with an advisor about costs, timeline and paperwork.

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