Affordable rent · RSAA
Affordable rent in Tomar: RSAA rent ceilings
Under the RSAA, the monthly rent in Tomar cannot exceed €326 for a T0, €418 for a T1, €543 for a T2 or €669 for a T3. In return, the rent is exempt from IRS.
- Official source: Diário da República
- Portaria n.º 454/2026/1
- Data of 22 October 2026
Photo: João Carvalho · Public domain · Wikimedia Commons
Key figures
Monthly ceilings in Tomar
The T2 ceiling ranks 87th highest of 308 municipalities and 3rd of 21 in the Santarém district.
- T0, maximum rent per month
- €326
- T1, maximum rent per month
- €418
- T2, maximum rent per month
- €543
- T3, maximum rent per month
- €669
Simulator
Work out the ceiling for your property
The ceilings
Rent ceilings by size in Tomar
| Size | Ceiling | +10% parking | +10% class A or A+ | +20% both |
|---|---|---|---|---|
| T0 | €326 | €358.60 | €358.60 | €391.20 |
| T1 | €418 | €459.80 | €459.80 | €501.60 |
| T2 | €543 | €597.30 | €597.30 | €651.60 |
| T3 | €669 | €735.90 | €735.90 | €802.80 |
| T4 | €732 | €805.20 | €805.20 | €878.40 |
| T5 | €858 | €943.80 | €943.80 | €1,029.60 |
Cumulative uplifts (art. 2(4)). Above T5, add €50 per bedroom beyond the fifth: a T6 has a ceiling of €908.
The ceiling against the Tomar market
The T2 ceiling (€543) is 10% below the market estimate: letting at the ceiling costs the landlord about €62 a month. The quartiles of the T2 estimate run from €430 to €765: the ceiling sits between the 1st quartile and the median. With private parking and class A or A+, the T2 ceiling rises to €651.60 and covers the estimate.
| Size | RSAA ceiling (€/month) | Market est. (€/month) | Difference | Ceiling (€/m²) | Market (€/m²) |
|---|---|---|---|---|---|
| T1 · 48 m² | 418 | 440 | −5 % | 8.71 | 9.17 |
| T2 · 85 m² | 543 | 605 | −10 % | 6.39 | 7.12 |
| T3 · 115 m² | 669 | 740 | −10 % | 5.82 | 6.43 |
Aluseg estimate, not an official figure: INE median of €6.85/m² (2025, 455 new leases) × INE size ratio for Médio Tejo × reference floor area. See the Tomar rental market.
The ceiling against income in Tomar
A person on the median income in Tomar receives €1,010 a month after income tax (INE, 2024). The T2 ceiling (€543) takes 54 % of that income, against 60 % for the market rent (€605). For a couple on two median incomes, 27 % against 30 %.
Income per person after income tax, not household income: see how we read this number.
Looking for an affordable-rent home in Tomar?
Ask the landlord whether the lease will be in the RSAA (they file it with the IHRU, art. 6) and check the advert: up to €418 for a T1, €543 for a T2.
IRS saved at the ceiling in Tomar
A T2 in Tomar let at the ceiling earns €6,516 a year. Outside the RSAA, IRS on that gross rent would reach €1,629 (25% rate) or €651.60 (10% rate, for rents up to €2,300 a month). Under the RSAA, the tax is €0.
| Size | Rent at the ceiling (€/month) | Rent per year (€) | IRS at 25% (€/year) | IRS at 10% (€/year) | IRS under the RSAA (€/year) |
|---|---|---|---|---|---|
| T0 | 326 | 3,912 | 978 | 391.20 | 0 |
| T1 | 418 | 5,016 | 1,254 | 501.60 | 0 |
| T2 | 543 | 6,516 | 1,629 | 651.60 | 0 |
| T3 | 669 | 8,028 | 2,007 | 802.80 | 0 |
| T4 | 732 | 8,784 | 2,196 | 878.40 | 0 |
| T5 | 858 | 10,296 | 2,574 | 1,029.60 | 0 |
Gross rent, no deductible expenses. Exemption: art. 6 of annex III. Rates: Landlord IRS in 2026.
Ceilings in the Santarém district
Tomar has the 3rd highest T2 ceiling of 21 municipalities in the Santarém district. The highest is Benavente (€591) and the lowest is Golegã (€392). The district median is €504: Tomar is 8% above the median.
| Municipality | T0 (€/month) | T1 (€/month) | T2 (€/month) | T3 (€/month) | T2 market, est. (€/month) | Difference |
|---|---|---|---|---|---|---|
| Benavente | 354 | 454 | 591 | 727 | 680 | −13 % |
| Santarém | 332 | 425 | 553 | 680 | 645 | −14 % |
| Tomar | 326 | 418 | 543 | 669 | 605 | −10 % |
| Entroncamento | 324 | 415 | 540 | 665 | 625 | −14 % |
| Ourém | 312 | 400 | 521 | 641 | 595 | −12 % |
| Almeirim | 306 | 391 | 509 | 627 | 580 | −12 % |
| Torres Novas | 303 | 388 | 505 | 622 | 575 | −12 % |
| Alpiarça | 280 | 392 | 504 | 587 | 420 | +20 % |
| Chamusca | 280 | 392 | 504 | 587 | 385 | +31 % |
| Coruche | 280 | 392 | 504 | 587 | 505 | 0 % |
| Salvaterra de Magos | 280 | 392 | 504 | 587 | 540 | −7 % |
| Mação | 296 | 380 | 494 | 608 | 315 | +57 % |
| Sardoal | 296 | 380 | 494 | 608 | – | – |
| Cartaxo | 273 | 349 | 454 | 560 | 530 | −14 % |
| Abrantes | 265 | 340 | 442 | 545 | 515 | −14 % |
| Rio Maior | 265 | 340 | 442 | 545 | 500 | −12 % |
| Constância | 255 | 327 | 426 | 524 | 510 | −16 % |
| Ferreira do Zêzere | 250 | 320 | 416 | 513 | 460 | −10 % |
| Vila Nova da Barquinha | 247 | 316 | 411 | 506 | 495 | −17 % |
| Alcanena | 224 | 308 | 392 | 475 | 425 | −8 % |
| Golegã | 224 | 308 | 392 | 475 | 425 | −8 % |
From the highest T2 ceiling to the lowest. Market: Aluseg estimate from INE data; – = no data.
Rent under the RSAA with everything in order
Lease, Tax Authority and rent receipts in a free account.
FAQ: affordable rent in Tomar
What is the maximum rent for a T2 in Tomar under the RSAA?
€543 a month, the 87th highest ceiling in the country. With private parking or an energy certificate of A or A+ it rises to €597.30; with both, to €651.60.
Is the T2 ceiling in Tomar above or below the market rent?
It is 10% below the Aluseg estimate for an 85 m² T2, about €605 a month (INE, 2025).
How do I get the IRS exemption?
Report the lease to the Tax Authority and file it with the IHRU by 15 January of the following year. See the RSAA guide.
What if the rent goes over the ceiling?
The exemption is lost from the breach and the tax is settled with compensatory interest (art. 7 of annex III).
Sources and methodology
Source: Portaria n.º 454/2026/1, de 13 de outubro (PDF) and Decree-Law 97/2026, annex III, read on 22 October 2026. Uplifts calculated by us (art. 2(4)). For information only, not legal or tax advice.