Living in Santarém city: between heritage and services

Medieval and Gothic historic center

The old town of Santarém concentrates exceptional heritage (Gothic churches, viewpoints over the Tagus, azulejos). Everything is within walking distance: market, restaurants, cafés and cultural facilities. ✨

• Lively atmosphere on weekends, calmer during the week.
• Traditional buildings with high ceilings, courtyards and azulejos.
• Renovation potential in streets with preserved charm.

Orders of magnitude (early 2025): apartments approx. €1,100–1,800/m²; renovated townhouses often €1,500–2,200/m², depending on street, condition and views.

Note: listings for second homes on specialist sites show higher averages — in Santarém, the average asking price is about €366,000 for 122 m² (≈€3,000/m²).

Recent residential neighborhoods on the outskirts

Around the center, residential areas offer recent apartment blocks and quiet housing estates, with parking, local shops and schools. Ideal for family life and modern comfort.

• Thermal comfort and controlled maintenance costs.
• Outdoor spaces (balconies, small plots), maintained condominiums.
• Good value for money compared to Lisbon.

Indicative budget: detached houses from approx. €220,000–380,000; 2/3-bedroom apartments often €140,000–250,000, depending on neighborhood and finish.

Quick access to Lisbon by train and motorway

Major asset: connections. 🚆 Regional and Intercidades trains link Santarém to Lisboa-Oriente in approx. 45–70 min, with frequent services at peak times.

• Motorway A1 to Lisbon in ~60–70 min depending on traffic.
• Lisbon airport accessible without complex rail connections.
• Atlantic beaches (Nazaré, Peniche) about 1–1h15 away.

Buying in the Ribatejo villages

Tomar: city of the Templars and listed heritage

Tomar charms with its Convento de Cristo (UNESCO), the banks of the Nabão and its lively center. Good supply of schools and services, more touristic than Santarém.

• Townhouses with small courtyard, apartments in renovated buildings.
• Dynamic cultural life, cafés, events.
• Prices often €1,100–1,900/m²; renovated houses from approx. €200,000.

To complete, the listings consulted for Tomar show an average of about €366,000 for 122 m² (≈€3,000/m²).

Fátima: pilgrimage town and religious tourism

In Fátima, short-term rental demand is strong during pilgrimages. ⛪ Practical for a mixed-use investment: personal use + rental.

• Studios and one-bedroom flats sought after near the sanctuary.
• Hotel services, shops open year-round.
• Price levels vary by proximity: approx. €1,200–2,100/m².

On the analysed listings, the average of the properties asked in Fátima is about €329,000 for 213 m² (≈€1,545/m²), a useful indication if you target spacious properties or holiday rentals.

Torres Novas and its rural traditions

Charming town with castle, parks and a network of small industries. Good compromise between rural life and services, with easy access to the A23/A1.

• Houses with gardens on the outskirts, affordable apartments in the center.
• Schools, supermarkets, hospital nearby (Santarém/Tomar network).
• Attractive prices: family houses often €150,000–280,000.

The listings for Torres Novas show an average close to €366,000 for 122 m² (≈€3,000/m²), useful to calibrate your budget according to the type of property desired.

The countryside and agricultural properties

Large wine estates and olive groves

The Ribatejo (DOC Tejo) is a land of vines, olive trees and livestock. 🌿 Large quintas offer hectares, farm buildings, sometimes a winery and an existing brand.

• Check access to water (wells, boreholes, Tagus irrigation rights).
• Control easements, farm tracks, cadastral boundaries.
• Very variable budgets: from approx. €300,000 to €1.5M+ depending on size and equipment.

Recommended support for agricultural audit (soils, planting density, condition of vines/olive trees) and compliance (REN/RAN, environment).

Traditional houses with land

In hamlets and plains of the Tagus, you find single-storey moradias, stone houses and old adegas. Countryside atmosphere and space for a vegetable garden or horses. 🐎

• Houses to renovate: often €50,000–150,000 depending on structure and size.
• Ready-to-live houses with land: approx. €180,000–350,000.
• Beware of flood-prone areas near the river (consult risk maps).

Potential for agritourism

Rural gîtes, guest rooms, wine tourism: demand is growing. 🍷 Natural setting and proximity to Lisbon favor weekend stays.

• Licences to anticipate (Alojamento Local, rural accommodation – Turismo de Portugal).
• Safety/fire and sanitation standards to check.
• Local market study essential (seasonality, ADR, occupancy rate).

Tips for choosing the right location

Proximity to Lisbon and its opportunities

If you work partly in Lisbon, target well-served stations (Santarém, Entroncamento, Tomar) or direct A1/A23 access. Optimize commute time and costs.

• Test commute routes at peak hours before committing.
• Assess train frequency and parking.
• Appreciate the quality of life gained vs. travel time.

Accessibility and local services

Map your essential needs: healthcare, schools, shops, internet. Fibre is widely available in the city and larger towns, somewhat less in hamlets.

• Access to care: hospitals in Santarém and Tomar, private clinics spread out.
• Education: public and private schools, higher education nearby.
• Mobility: regional buses, major stations (Santarém, Entroncamento).

Buyer profile

According to Green Acres data for the Santarém district, the most present foreign buyers come from Hong Kong and the United States (14% each). Median prices observed for these profiles are about €359,000 (Hong Kong) and €349,000 (United States) — a useful parameter to calibrate your communication and positioning if you target an international clientele.

Prefer buying in town, village or countryside according to your project

Each setting serves a different project. 💡 Define your priorities and trade-offs.

• City (Santarém): services, culture, fast train. Good for teleworking + outings.
• Village (Tomar, Torres Novas, Fátima): charm, contained budget, targeted rental potential.
• Countryside (quintas, hamlets): space, nature, agricultural/tourist projects.

Good buying practices:

• Carry out urban due diligence (REN/RAN, flood zones, building rights).
• Budget purchase costs in Portugal (IMT, IS, notary, IMI) and any renovation works.
• Request a structural inspection and check access to water/sanitation.