Setúbal · Almada

PDM de Almada: zonamento e o que pode construir

O Plano Diretor Municipal de Almada define onde e o que se pode construir no município. Esta página resume o zonamento da carta de uso do solo (CRUS), as condicionantes com expressão em Almada e o que diz o regulamento do PDM, a partir dos dados analisados pelo Yonder.

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Construir em Almada: perguntas frequentes

Posso construir em terreno rústico em Almada?

Cerca de 12% das parcelas classificadas na carta de uso do solo (CRUS) de Almada estão em Solo Rústico. Em regra geral, o PDM restringe a edificação em solo rústico; a viabilidade depende da categoria de solo e das condicionantes aplicáveis. A resposta definitiva depende sempre da parcela concreta e do regulamento em vigor.

Que condicionantes afetam mais terrenos em Almada?

Nos dados do Yonder para Almada, as condicionantes com mais parcelas abrangidas são: Reserva Agrícola Nacional (RAN) (320 parcelas), Domínio hídrico e margens (293 parcelas) e Corredores de linhas elétricas (120 parcelas). Os números referem-se apenas às parcelas já avaliadas por camada.

Condicionantes e zonamento em números

Estatísticas sobre as parcelas de Almada já avaliadas pelo Yonder, camada a camada. Uma camada ainda não calculada para este município não aparece — os números nunca são inventados.

  • Classificação do solo (CRUS)4174 parcelas identificadas · cobertura média 100%
  • Ocupação do solo (COS)4174 parcelas identificadas · cobertura média 100%
  • Reserva Agrícola Nacional (RAN)320 parcelas identificadas · cobertura média 42%
  • Rede Natura 20001 parcela identificada · cobertura média 0%
  • Montado de sobro e azinho11 parcelas identificadas · cobertura média 7%
  • Domínio hídrico e margens293 parcelas identificadas · cobertura média 16%
  • Corredores de linhas elétricas120 parcelas identificadas · cobertura média 33%
  • Zonas inundáveis26 parcelas identificadas · cobertura média 7%

Distribuição por classe de solo (CRUS)

Em 4174 parcelas classificadas:

  • Solo Urbano (urbanizável – transitório) 71% (2946 parcelas)
  • Solo Urbano 18% (744 parcelas)
  • Solo Rústico 12% (484 parcelas)

Estatísticas calculadas a 30 de julho de 2026.

O que diz o PDM

Extraído automaticamente do regulamento do PDM — conteúdo em inglês. Confirme sempre o documento oficial.

Classificação da área- Protected areas with zones by protection level (PPAFCC): Total protection (no land-use change; conservation/ICNF-authorized actions only) and partial protection types I and II (no use changes; conservation works only; type II restricts to habitat-compatible activities and limits/forbids new construction except specific coastal/beach/tourism-of-nature exceptions). - Coastal vocation areas (incl. Costa da Caparica) with specific tourist installation rules and limits on tourist apartments. - University/equipment areas with priority for university teaching/research facilities (plusозмож expansions via prior detailed plan). - REN (National Ecological Reserve) and protected landscape regime (Arriba Fóssil da Costa da Caparica) as overarching environmental protection affecting permitted uses and interventions.
Dimensão típica dos lotes- Industrial lots: minimum lot size 3000 m². (Note: other ‘plot-size’ figures in the summary are mainly land-to-construction concession/ceding ratios, not explicit minimum plot sizes.)
Limite geral de altura- Low-density areas: up to 3 floors. - Costa da Caparica adjacent coastal sections (certain cases): cornice/cércea and maximum height up to 6.5 m. - Industrial lots: maximum height 8 m.
Estilo de construçãonull
Pontos-chave
  • - No land-use change in total protection areas; only conservation uses/actions authorized by ICNF, I.P. - Partial protection type I: no use changes; only conservation works in existing (legalized) buildings. - Partial protection type II: new buildings generally prohibited; only activities compatible with maintenance of natural habitats; conservation works are limited; exceptions for beach-support/beach equipment and specific nature-tourism installations where allowed. - Any environmental intervention in PPAFCC requires a license from ICNF, I.P.; nature-tourism initiatives must be located in the specified intervention area (Arriba Fóssil Environmental Animation Pole) and licensed by ICNF. - Costa da Caparica tourist rule: construction of tourist apartment buildings above certain quotas is prohibited; hotels and leisure/recreation equipment may be admitted (with exceptions for pre-existing acquired rights).
Planos futuros
  • - Possible expansion of Universidade Nova de Lisboa can accommodate research and development facilities, subject to a prior detailed plan. - Implementation of multiple spaces requires preparation of detailed plans (e.g., UNL, Fonte da Telha, RAC, and other UNOPs/operational-unit nuclei). - Coastal strip/tourism areas require specific regulation; detailed plans may be adopted to adjust urban parameters (with a stated limit on increase in buildability).
Notas- Buildability/density controls are set by operational units and land-use typologies (e.g., Ib max 0.35 for predominantly residential urbanizable areas; unit-specific buildability indices such as 0.16, 0.29–0.36). - Tourist density limit (where allowed): up to 10 accommodations/ha. - Road/rail and coastal setbacks/non-edificandi constraints apply municipality-wide where those corridors are present (e.g., non-edificandi strips for road network of ~70–75 m; 10 m each side of railway line; distance constraints from the high tide line for certain areas). - Parking is mandatory within lot/subdivision contexts; parking ratios vary by use (e.g., service buildings and retail) and social/controlled-cost housing has a capped car-per-dwelling regime. - Concessions/ceding areas occur at subdivision permit or before construction licensing (exact unit ratios vary by operational unit).

Regulamento atualizado a 24 de junho de 2026. Documento oficial do PDM →

Regras por zona do PDM

Resumos automáticos gerados a partir do regulamento do PDM de Almada, com os artigos citados. Podem conter erros — confirme sempre o texto oficial do plano.

Espaço Urbanizável

Zona: Espaço urbano e urbanizável - Espaço urbanizável - Habitação programada de baixa densidade, Espaço urbano e urbanizável, Espaço urbanizável, Habitação programada de baixa densidade, Espaço Habitacional, Solo Urbano (urbanizável – transitório) · fonte: regulamento do PDM · resumo automático (modelo gpt-5.4-mini)

Key building parameters found: - gross utilization index (low density): 0,35 - gross utilization index (medium density): 0,50 - gross utilization index (high density): 0,70 - maximum density (low density): 25 - maximum density (medium density): 50 - maximum density (high density): 60 - average plot area (low density): 400 m² - maximum floor area (low density): 320 m² - site coverage (up to 3200 m² of plot area, low density): 30 - site coverage (up to 3200 m² of plot area, medium density): 60 - site coverage (up to 3200 m² of plot area, high density): 100 - site coverage (more than 3200 m² of plot area): 10 - maximum façade height (low density): 6,5 m - maximum façade height (medium density): 12,5 m - maximum façade height (high density): 18,5 m - utilization index for commerce and services (medium density): 0,05 - utilization index for commerce and services (high density): 0,10 - maximum number of floors (low density): 2 - maximum number of floors (medium density): 4 - maximum number of floors (high density): 6 - minimum lot dimensions (already legally constituted lots and subdivision reconversion of informal neighborhoods with at least 25 % built): do not apply - maximum number of floors: 3 Article 91 (Urbanistic Indices): Sets the urbanistic indices for urbanizable spaces intended predominantly for housing. For low, medium and high density, it fixes: gross utilization index (ib) 0,35 / 0,50 / 0,70; maximum density 25 / 50 / 60 dwellings per hectare; average plot area (AI) 400 m² for low density; maximum floor area (EAj) 320 m² for low density; site coverage/occupation (plot) 30 / 60 / 100 up to 3200 m² of plot area and 10 for more than 3200 m²; maximum façade height 6,5 m / 12,5 m / 18,5 m; retail-and-services utilization index 0,05 / 0,10 for medium/high density; maximum number of floors 2 / 4 / 6. It also states that, without prejudice to coastal-zone restrictions, the minimum lot dimensions do not apply to already legally constituted lots and to subdivision procedures for the reconversion of informal neighborhoods where at least 25 % of the lots are already built. - gross utilization index (low density): 0,35 - gross utilization index (medium density): 0,50 - gross utilization index (high density): 0,70 - maximum density (low density): 25 - maximum density (medium density): 50 - maximum density (high density): 60 - average plot area (low density): 400 m² - maximum floor area (low density): 320 m² - site coverage (up to 3200 m² of plot area, low density): 30 - site coverage (up to 3200 m² of plot area, medium density): 60 - site coverage (up to 3200 m² of plot area, high density): 100 - site coverage (more than 3200 m² of plot area): 10 - maximum façade height (low density): 6,5 m - maximum façade height (medium density): 12,5 m - maximum façade height (high density): 18,5 m - utilization index for commerce and services (medium density): 0,05 - utilization index for commerce and services (high density): 0,10 - maximum number of floors (low density): 2 - maximum number of floors (medium density): 4 - maximum number of floors (high density): 6 - minimum lot dimensions (already legally constituted lots and subdivision reconversion of informal neighborhoods with at least 25 % built): do not apply Article 112 (Urbanization): Requires prior approval of a detailed plan for these spaces. The urbanistic indices to apply are those of Article 91 for low-density areas, except that the number of floors may rise to three. - maximum number of floors: 3

Artigos do regulamento citados

  • Art. Article 91 — Urbanistic IndicesSets the urbanistic indices for urbanizable spaces intended predominantly for housing. For low, medium and high density, it fixes: gross utilization index (ib) 0,35 / 0,50 / 0,70; maximum density 25 / 50 / 60 dwellings per hectare; average plot area (AI) 400 m² for low density; maximum floor area (EAj) 320 m² for low density; site coverage/occupation (plot) 30 / 60 / 100 up to 3200 m² of plot area and 10 for more than 3200 m²; maximum façade height 6,5 m / 12,5 m / 18,5 m; retail-and-services utilization index 0,05 / 0,10 for medium/high density; maximum number of floors 2 / 4 / 6. It also states that, without prejudice to coastal-zone restrictions, the minimum lot dimensions do not apply to already legally constituted lots and to subdivision procedures for the reconversion of informal neighborhoods where at least 25 % of the lots are already built.
  • Art. Article 112 — UrbanizationRequires prior approval of a detailed plan for these spaces. The urbanistic indices to apply are those of Article 91 for low-density areas, except that the number of floors may rise to three.

Continuar a explorar Almada

E numa parcela concreta?

Este resumo é ao nível do município — o PDM decide parcela a parcela. O Yonder cruza a parcela exata com o zonamento da CRUS, o regulamento do PDM e as condicionantes — RAN, REN, Rede Natura — e responde ao que pode construir nesse terreno específico.

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