District
Santarem District Real Estate: Prices, Yield & Risk
Portugal PT
Santarem District aggregates verified prices, gross rental yield and environmental risk across its 21 municipalities. Figures below are area medians — use the index to drill into any municipality.
Area analytics
Median Price · €/m²
—
median of 21 municipalities
Gross Rental Yield
—
Verified rent · annualized
area average
Liquidity
—
data pending
Red Flag Index
47 / 100
Moderate risk
median of scored municipalities
JRC / EEA — environmental riskRASI — crime statisticsOpenStreetMap — POI
Santarem by Municipality
Every municipality in Santarem District, ranked by AI Score with price, yield, trend and hazard risk. Click any row to drill down.
| Name | Median €/m² | Yield | Trend YoY | Risk | AI Score |
|---|---|---|---|---|---|
| Sardoal | — | — | — | 16 | 72 |
| Alcanena | — | — | — | 22 | 71 |
| Chamusca | — | — | — | 31 | 66 |
| Macao | — | — | — | 32 | 61 |
| Rio Maior | — | — | — | 43 | 59 |
| Almeirim | — | — | — | 43 | 58 |
| Cartaxo | — | — | — | 47 | 55 |
| Ourem | — | — | — | 46 | 55 |
| Santarem | — | — | — | 50 | 55 |
| Alpiarca | — | — | — | 40 | 54 |
| Coruche | — | — | — | 41 | 51 |
| Ferreira do Zezere | — | — | — | 46 | 48 |
| Salvaterra de Magos | — | — | — | 48 | 45 |
| Tomar | — | — | — | 64 | 43 |
| Torres Novas | — | — | — | 64 | 41 |
| Benavente | — | — | — | 65 | 39 |
| Abrantes | — | — | — | 71 | 36 |
| Entroncamento | — | — | — | 72 | 34 |
| Golega | — | — | — | 71 | 33 |
| Constancia | — | — | — | 72 | 27 |
| Vila Nova da Barquinha | — | — | — | 79 | 25 |
Santarem Environmental Risk & Safety
District-wide Red Flag averages across all municipalities, plus official RASI crime statistics.
Unlock the Santarem risk breakdown
See all four Red Flag dimension scores, zone-level detail and trends with Pro.
Unlock with Pro Santarem Crime Trend
RASI| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2025 | 32.0 | 0.82 | +3.0% |
| 2024 | 31.1 | 0.95 | -4.0% |
| 2023 | 32.3 | 0.71 | +6.2% |
| 2022 | 30.4 | 0.83 | +23.2% |
| 2021 | 24.7 | 0.70 | +2.1% |
Reported at district level — the finest official Portuguese crime aggregation (RASI annual report), inherited by every municipality in Santarem. RASI 2025 report ↗
Buying Property in Santarem as a Foreigner
Portugal tax & residency facts for non-resident buyers.
Buying as a Foreigner
PT Tax & ResidencyIMT Rate
IMT (transfer tax): 0–7.5% of purchase price. Primary residence exempt up to €104,261 (threshold updated annually). · AICEP Portugal Global — IMT (verified 2026-04)
IMI Rate
IMI (annual property tax): 0.3–0.45% of assessed value (VPT) for urban properties. Rate set by each municipality. · AICEP Portugal Global — IMI (verified 2026-04)
Stamp Duty
Stamp duty (IS): 0.8% on purchase price + 0.6% on mortgage (≥5 years) or 0.5% on shorter-term mortgage. · AICEP Portugal Global — Stamp Tax (verified 2026-04)
Capital Gains
Capital gains: non-residents taxed on 50% of gain at progressive IRS rates (same as residents, per Law 24/2022). Reinvestment exemption applies. · Portal das Finanças — Código IRS, Art. 10 (verified 2026-04)
IFICI Regime
IFICI (replaces NHR, 2024): 20% flat rate on Portuguese income for 10 years. Must not have been tax resident in Portugal in prior 5 years. · Portal das Finanças — IFICI (verified 2026-04)
Golden Visa
Golden Visa (ARI): residential property no longer qualifies since Oct 2023. Fund investment from €500K or cultural heritage from €250K still valid. · AIMA — ARI Golden Visa (verified 2026-04)
AL Moratorium Lisbon
AL licence (short-term rental): moratorium active in Lisbon — no new licences for apartments since Feb 2023 under DL 76/2023. · Decreto-Lei n.º 76/2023 (verified 2026-04)
Buying Costs
Buying costs: notary + registry via Casa Pronta from €375 (purchase) or €700 (with mortgage). Legal fees typically 1–2% of price. · Justiça.gov.pt — Balcão Casa Pronta (verified 2026-04)
General guidance only — rules change. Always consult a licensed Portuguese tax lawyer before making investment decisions.
Talk to a Portuguese real-estate tax advisor
NHR, Golden Visa & IMT guidance for foreign buyers
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