Known as the “Gothic Capital of Portugal,” Santarém in central Portugal combines medieval charm, fertile river plains, and a vibrant local culture.
Perched above the Tagus River, the city (which is also in the district of the same name) is less than an hour from Lisbon, making it a strategic choice for buyers who want historic character, easy access to the capital, and more affordable housing than coastal hotspots.
The Santarem, Portugal, real estate market reflects this balance of tradition and convenience. With a mix of historic townhouses, rural estates, and modern apartments, Santarém offers something for both lifestyle buyers and investors.
Growing interest from commuters and expats looking for value outside Lisbon has put Santarém firmly on the radar as a property destination. In this Santarem Portugal real estate guide, we’ll explore the housing market, average house prices, and you’ll also learn more about:
Why buy property in Santarém?
Santarém is one of Portugal’s oldest and most historically significant cities. Originally settled by the Romans as Scalabis, it gained prestige as a royal residence and political stronghold in the Middle Ages. Today, it remains a city deeply connected to its heritage while embracing modern life, with universities, festivals, and a strong agricultural base in the surrounding Ribatejo region.
Santarém offers a rare blend of affordability, culture, and accessibility that is hard to match elsewhere in Portugal. With its fertile countryside, modern amenities, and proximity to Lisbon, for buyers, this means superior value without sacrificing heritage or convenience.
Property prices are significantly lower than in Lisbon or the Algarve, making Santarém appealing to cost-conscious buyers seeking space, character, and community. Even though the Portuguese Golden Visa no longer allows real estate investments as a qualifying criterion, Santarém gives you more property for your money. Plus, its under-the-radar status means buyers can still get ahead of wider market appreciation.
Accessible by car or train in under an hour from Lisbon, Santarém is ideal for commuters, families, and second-home buyers. Its growing local economy—including a polytechnic university and vibrant events calendar—also brings rental and resale potential.
Overview of the Santarém Real Estate Market
The Santarém real estate market is smaller than Lisbon’s but growing in appeal thanks to its affordability and accessibility. Properties here are generally priced well below the national average for major cities, making it one of Portugal’s most budget-friendly urban markets.
In the city itself, buyers will find apartments and renovated historic homes, while in the surrounding Ribatejo countryside, opportunities include farmhouses, vineyards, and large rural estates. Limited international demand means prices remain stable, but interest is rising among commuters and foreign buyers seeking authenticity without Lisbon’s price tag.
For investors, Santarém presents an attractive alternative to buying property in Lisbon: lower acquisition costs, good rental demand from students and commuters, and potential for long-term appreciation as demand spreads outward from the capital.
Types of properties in Santarém
- Apartments: These are found mainly in the city center and newer residential districts, and they range from older, more affordable units to modern developments.
- Townhouses: Traditional townhouses in Santarém’s historic core often feature tiled façades, wrought-iron balconies, and interior courtyards.
- Detached houses and villas: Buyers will find larger family homes and modern villas on the city’s outskirts and in suburban neighborhoods.
- Rural farmhouses (Quintas): Traditional farmhouses and agricultural estates are common in the surrounding Ribatejo countryside. These properties often include land for vineyards, olive groves, or equestrian facilities.
- Land plots: Both in Santarém and nearby villages, land is available for construction or agricultural use.
Average Property Prices in Santarém
Santarem is significantly more affordable than Lisbon or the Algarve, making it one of the best-value markets in central Portugal. Buyers can find everything from budget-friendly apartments to spacious villas and countryside estates at prices well below the national hotspots.
Across the Portugal real estate market, the median appraisal for residential property currently stands at around €2,105 per square meter for apartments and €1,385 per square meter for villas, reflecting substantial year-on-year growth of 19 percent and 11 percent, respectively.
In contrast, listings in Santarém show average prices around €1,713 per square meter, making the city noticeably more affordable than the national average.
Despite its lower base, Santarém is experiencing rapid growth—home prices in the district have increased by about 17.7 percent over the past year, outpacing many other regions.
This shows that Santarém delivers significantly better affordability than national hotspots while offering competitive growth—a compelling combination for property buyers.
Here’s a breakdown of average prices by property type:
Apartments: Prices typically start around €100,000 to €150,000 for smaller units, with modern or fully renovated apartments in central areas selling for €200,000 to €250,000.
Townhouses: Traditional properties in the historic center often begin at €150,000, while well-renovated homes usually range from €250,000 to €350,000.
Detached houses and villas: On the outskirts or in newer neighborhoods, detached homes generally cost between €300,000 and €500,000, depending on size and condition.
Rural farmhouses (Quintas): Countryside estates with land for farming or vineyards start at around €200,000 to €250,000, with larger or premium estates exceeding €500,000.
Land plots: Urban plots can start as low as €50,000 to €100,000, while larger rural parcels vary widely, typically from €100,000 to €300,000+, depending on location and permitted use.
Best Neighborhoods in Santarem to Buy Property
Santarém offers a mix of historic charm, river views, and modern conveniences, giving buyers a range of neighborhoods to suit different lifestyles and budgets. Whether you’re drawn to the character of the old town or the space of suburban areas, the city has something to offer for everyone.
Historic center (Centro Histórico): Steeped in Gothic heritage, this area features landmark churches, narrow cobblestone streets, and medieval charm. Renovated townhouses and apartments here are highly prized for their architectural character and proximity to cultural sites.
Riverside quarters (Portas do Sol area): Located near the Tagus River, this part of the city offers scenic vistas and green spaces. Properties here provide a tranquil setting with beautiful outlooks, ideal for those seeking riverside living.
Vale de Figueira and surrounding villages: Just outside the city, Vale de Figueira and nearby communities are known for their pastoral charm and countryside setting. These areas are perfect for buyers looking for a peaceful rural lifestyle while remaining close to Santarém’s amenities.
Ribatejo suburbs and outskirts: Suburban areas such as São Vicente do Paul and Alcanede offer larger plots and affordable homes. Many properties here include land, making them attractive to families or buyers wanting more space.
How to Buy Real Estate in Santarém: A Step-by-Step Guide
If you are considering buying property in Portugal, it’s important to understand the process, which involves several steps. The following table provides a step-by-step guide to help you purchase property for sale in Santarem and ensure that you make a wise investment.
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Steps
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Details
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Step 1: Obtaining a Portuguese Tax Number
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Non-EU citizens and EU citizens purchasing property in Portugal will need a NIF Portugal, the Portuguese tax number, to open a bank account and complete financial transactions in Portugal. If you are a non-EU citizen, you will need a fiscal representative to apply online or at the local tax office.
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Step 2: Secure financing for your property
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Assess your finances, explore mortgage options from Portuguese banks, and understand associated costs such as taxes, legal fees, and property registration expenses.
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Step 3: Finding a property
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Set a budget and research the Portuguese real estate market, focusing on location, amenities, and rental potential. Seek guidance from real estate professionals like buyer’s agents or real estate agents.
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Step 4: Purchasing the Property
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Once you find a suitable property, negotiate an offer with the seller, potentially facilitated by a real estate professional. Consider having a buyer’s agent representing your best interests during negotiations.
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Step 5: Signing the Promissory Contract (CPCV)
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After an offer is accepted, a Reservation Agreement may require a refundable fee. The Promissory Contract (CPCV) finalizes the deal, often with a 10 percent deposit, signed in front of a Notary.
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Step 6: Signing the Escritura
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The Escritura, or Final Deed, officially transfers property ownership. Signed before a Notary, it involves paying remaining balances and fees. After signing, the buyer becomes the official owner, concluding the process.
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Step 7: Paying Fees and Complying with Property Tax Obligations
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There are other costs involved besides the standard property prices including legal fees, property taxes, property transfer tax, and possibly capital gains tax if you ever decide to sell the property.
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Property Taxes
Buying property in Santarem, or anywhere in Portugal, involves certain legal steps and associated taxes.
- IMT (Imposto Municipal sobre Transmissões): This is the property transfer tax, payable at the time of purchase. The rate depends on the property’s value and intended use (primary residence vs. second home). For urban residential properties, rates are progressive up to 7.5 percent, while rural or commercial properties are taxed at a flat 5 percent.
- Stamp Duty (Imposto do Selo): On top of IMT, buyers pay a 0.8 percent stamp duty on the property’s declared purchase price. If you’re taking out a mortgage, an additional 0.6 percent applies to the loan amount.
- IMI (Imposto Municipal sobre Imóveis): This is the annual municipal property tax, payable to the local council. Rates in Faro typically range between 0.3 percent and 0.45 percent of the property’s taxable value (VPT). Newly built or rehabilitated properties may qualify for IMI exemptions for three years.
- Notary and registration fees: Legal formalities, including the notary deed and land registry, usually cost between €1,000 and €2,000, depending on the transaction value. Using a Portuguese lawyer is strongly advised to handle due diligence and contracts.
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