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Santarém – Real Estate Investment Overview

Data updated monthly.Last update:June 5, 2026
Santarém district
Confidence
Medium

Market Overview: Score, Prices and Rental Yields

Market Score

55Fair
55 / 100
Investability
37
Price momentum
33
Rental demand
80
Sales demand
60

Median Sale Price

€295,000
1M
-1.3%
1Y
+19.4%
Median Sale Price
MonthMedian Sale Price
July€253,000
August€251,500
September€255,000
October€265,000
November€270,000
December€288,910
January€295,000
February€295,000
March€295,000
April€295,000
May€298,950
June€295,000

Median Rent Price

€1,000
1M
0%
1Y
+5.3%
Median Rent Price
MonthMedian Rent Price
July€950
August€1,000
September€1,000
October€1,000
November€1,000
December€950
January€950
February€950
March€1,100
April€1,100
May€1,000
June€1,000

Gross Rental Yield

4.84%
1M
+10.2%
1Y
+1.1%
Gross Rental Yield
MonthGross Rental Yield
July4.87%
August5.39%
September5.73%
October4.62%
November4.72%
December4.43%
January4.5%
February4.8%
March4.82%
April4.56%
May4.39%
June4.84%

Square meter cost

€2,270
1M
-0.6%
1Y
+9.3%
Square meter cost
MonthSquare meter cost
July€2,000
August€2,050
September€2,090
October€2,230
November€2,320
December€2,310
January€2,360
February€2,340
March€2,370
April€2,300
May€2,280
June€2,270

Market Breakdown

Listings by property size

Studio (42%)
1 bedroom (2%)
2 bedroom (19%)
3 bedroom (31%)
4+ bedroom (6%)
Listings by property size
CategoryListings by property size
Studio (42%)96 listings (42%)
1 bedroom (2%)5 listings (2%)
2 bedroom (19%)43 listings (19%)
3 bedroom (31%)70 listings (31%)
4+ bedroom (6%)14 listings (6%)

Sales Activity Index

29 %

Rent Activity Index

55 %

Gross Rental Yield

Gross Rental Yield
CategoryGross Rental Yield
Studio4.19%
1 bedroom0%
2 bedroom4%
3 bedroom5.35%
4+ bedroom4.48%
Gross Rental Yield
CategoryGross Rental Yield
< 30 m² apartments0%
30-40 m² apartments0%
40-50 m² apartments0%
50-60 m² apartments0%
60-70 m² apartments4.66%
70-80 m² apartments4.8%
80-90 m² apartments4.18%
90-100 m² apartments5.42%
100-110 m² apartments6.46%
110-120 m² apartments3.63%
120-130 m² apartments5.08%
130-140 m² apartments5.4%
140-150 m² apartments3.71%

Square meter cost

Square meter cost
CategorySquare meter cost
Studio€2,160
1 bedroom€2,320
2 bedroom€2,870
3 bedroom€2,310
4+ bedroom€2,070
Square meter cost
CategorySquare meter cost
< 30 m² apartments0
30-40 m² apartments0
40-50 m² apartments0
50-60 m² apartments1880
60-70 m² apartments3200
70-80 m² apartments3130
80-90 m² apartments3300
90-100 m² apartments2750
100-110 m² apartments2500
110-120 m² apartments2370
120-130 m² apartments2420
130-140 m² apartments2220
140-150 m² apartments2120

Number of listings for sale

Number of listings for sale
CategoryNumber of listings for sale
Studio90
1 bedroom5
2 bedroom35
3 bedroom58
4+ bedroom13
Number of listings for sale
CategoryNumber of listings for sale
< 30 m² apartments0
30-40 m² apartments0
40-50 m² apartments0
50-60 m² apartments2
60-70 m² apartments4
70-80 m² apartments7
80-90 m² apartments10
90-100 m² apartments12
100-110 m² apartments21
110-120 m² apartments26
120-130 m² apartments17
130-140 m² apartments21
140-150 m² apartments20

Number of listings for rent

Number of listings for rent
CategoryNumber of listings for rent
Studio6
1 bedroom0
2 bedroom8
3 bedroom12
4+ bedroom1
Number of listings for rent
CategoryNumber of listings for rent
< 30 m² apartments1
30-40 m² apartments2
40-50 m² apartments0
50-60 m² apartments0
60-70 m² apartments2
70-80 m² apartments1
80-90 m² apartments3
90-100 m² apartments2
100-110 m² apartments4
110-120 m² apartments2
120-130 m² apartments3
130-140 m² apartments4
140-150 m² apartments1

Market Trends

Top submarkets

Premium
NameScoreGross YieldMedian Sale Price

Potential annual revenue

€12k

Studio

€13.2k

2 bedroom

€10.8k

3 bedroom

€14.8k

4+ bedroom

€15.6k

Median Sale Price

Median Sale Price
Month1 bedroom2 bedroom3 bedroom4+ bedroom
July€180.6k€225k€267.5k€332.5k
August€189k€225k€265k€294.5k
September€183k€235k€259.9k€294.5k
October€192.5k€259k€278.7k€322k
November€206k€265k€280k€322k
December€179k€265k€306k€322k
January€217k€265k€300.5k€322k
February€230k€265k€300k€330k
March€205k€277.5k€299.5k€330k
April€240k€255k€300k€326k
May€181.5k€280k€289k€330k
June€195k€270k€275k€348k

Median Rent Price

Median Rent Price
Month1 bedroom2 bedroom3 bedroom4+ bedroom
July€650€900€1,100€1,400
August€1,010€950€1,150€1,150
September€790€970€1,200€1,400
October€1,200€930€1,000€1,400
November€950€930€1,100€1,450
December€750€880€1,100--
January€730€1,000€950€1,200
February€650€900€1,300€1,200
March€780€980€1,290€1,150
April€780€870€1,150€1,180
May--€850€1,100€980
June--€900€1,230€1,300

Years to profit (sale to rent ratio)

Years to profit (sale to rent ratio)
Month1 bedroom2 bedroom3 bedroom4+ bedroom
July23.1520.8320.2719.79
August15.5919.7419.221.34
September19.4320.2418.0517.53
October13.3723.3323.2319.17
November18.0723.8721.2118.51
December19.8925.2423.18--
January24.9422.0826.3622.36
February29.4924.5419.2322.92
March21.8323.7219.3523.91
April25.8124.4421.7423.12
May--27.4521.8928.06
June--2518.7122.31

Square meter cost

Square meter cost
Month1 bedroom2 bedroom3 bedroom4+ bedroom
July€2,510€2,130€1,950€2,000
August€2,820€2,180€2,120€1,830
September€2,690€2,220€2,080€1,760
October€2,710€2,540€2,190€1,920
November€2,690€2,500€2,300€1,920
December€2,490€2,300€2,350€1,930
January€3,100€2,290€2,310€1,920
February€3,590€2,300€2,310€1,930
March€2,870€2,410€2,310€1,960
April€3,200€2,340€2,220€1,940
May€2,450€2,980€2,470€2,110
June€2,320€2,870€2,310€2,070

About Santarém

Situated along the Tagus River in central Portugal, Santarém is a compact city with a rich historic character. Its terrain blends river flats with hilltop streets, and its old quarters preserve a lineage of medieval and early modern architecture, creating a timeless, walkable urban rhythm.

Its economy blends public services, education, and tourism, underpinned by a surrounding agricultural belt and improving transport links that knit Santarém to Lisbon and other urban hubs. The city benefits from regional commerce, light manufacturing, and service activity anchored to its historic center.

Rental demand centers on students and professionals who commute to regional jobs, along with short-stay visitors and seasonal workers in services and logistics. The appeal also attracts digital nomads seeking a quieter base near major transport corridors.
All
4.84 %
201
27
€295,000
€1,000
Studio
4.19 %
90
6
€315,000
€1,100
1 Bedroom
-- %
5
--
€195,000
--
2 Bedrooms
4 %
35
8
€270,000
€900
3 Bedrooms
5.35 %
58
12
€275,000
€1,230
4+ Bedrooms
4.48 %
13
1
€348,000
€1,300

Summary and Key Takeaways

With a median rental yield of 4.84% and property prices starting at €195,000, Santarém

may become a good investment option for some investors.

Median property prices in Santarém are €295,000, while the median rent is €1,000. This means that a median property in Santarém will pay for itself in 24.6 years.

Detailed real estate yield breakdown:

A median Studio apartment: 4.19% yield, sale price €315,000, rent €1,100.

A median 1-bedroom apartment: --% yield, sale price €195,000, rent --.

A median 2-bedroom apartment: 4.00% yield, sale price €270,000, rent €900.

A median 3-bedroom apartment: 5.35% yield, sale price €275,000, rent €1,230.

A median 4+ bedroom apartment: 4.48% yield, sale price €348,000, rent €1,300.

Where exactly to buy the property?

Santarém offers yields of up to 4.93% for a median apartment. Explore Santarém in more detail to find the most profitable neighborhoods.

Santarém district