Lisboa · Mafra

PDM de Mafra: zonamento e o que pode construir

O Plano Diretor Municipal de Mafra 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 Mafra e o que diz o regulamento do PDM, a partir dos dados analisados pelo Yonder.

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Construir em Mafra: perguntas frequentes

Posso construir em terreno rústico em Mafra?

Cerca de 77% das parcelas classificadas na carta de uso do solo (CRUS) de Mafra 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 Mafra?

Nos dados do Yonder para Mafra, as condicionantes com mais parcelas abrangidas são: Reserva Agrícola Nacional (RAN) (10 308 parcelas), Domínio hídrico e margens (4988 parcelas) e Rede Natura 2000 (642 parcelas). Os números referem-se apenas às parcelas já avaliadas por camada.

Condicionantes e zonamento em números

Estatísticas sobre as parcelas de Mafra 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)31 584 parcelas identificadas · cobertura média 100%
  • Ocupação do solo (COS)31 584 parcelas identificadas · cobertura média 100%
  • Reserva Agrícola Nacional (RAN)10 308 parcelas identificadas · cobertura média 59%
  • Rede Natura 2000642 parcelas identificadas · cobertura média 86%
  • Montado de sobro e azinho86 parcelas identificadas · cobertura média 21%
  • Domínio hídrico e margens4988 parcelas identificadas · cobertura média 14%
  • Corredores de linhas elétricas200 parcelas identificadas · cobertura média 22%
  • Zonas inundáveis1 parcela identificada · cobertura média 5%

Distribuição por classe de solo (CRUS)

Em 31 584 parcelas classificadas:

  • Solo Rústico 77% (24 231 parcelas)
  • Solo Urbano 23% (7353 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 áreaMafra PDM is organised around rural (rustic) land use categories rather than municipality-wide urban zoning, including: agricultural production spaces; complementary agricultural spaces; forest spaces (incl. Tapada Nacional de Mafra / Tapada Militar / Jardim do Cerco and forested slopes/ridges); spaces for exploitation of energy/geological resources; spaces for equipment/infrastructure/other structures (not granting urban-soil status); rural agglomerations (permissive with legislative exceptions); and interstitial free spaces. Protected/coastal areas and overlapping Natura 2000/REN/ZEC regimes apply with more restrictive rules.
Dimensão típica dos lotesNo single municipality-wide minimum plot size is specified in the summary; however the rules reference parcel thresholds for limits (notably: <20,000 m² and <40,000 m²) that trigger different reconstruction/extension ceilings for existing dwellings and rural tourism.
Estilo de construçãoNo municipality-wide architectural style requirement is specified in the provided summary (only conditional rules for permitted works in rural tourism/Tapada and general dimensional limits).
Pontos-chave
  • Primary density control via maximum land-use index (FAR) of 0.002 (low density) in multiple categories.
  • Works in protected coastal areas (SIC/Sintra-Cascais, ZEC, REN) apply stricter standards due to overlapping protection regimes.
  • Environmental assessment requirements may apply (EIA/impact study) for projects affecting Natura 2000 biodiversity/habitats/species (and possibly by municipal discretion).
  • Coastal/risk/constraint strips and risk zones entail additional regulation (e.g., restrictions for lots, drainage, dredging, works) to mitigate environmental impacts.
  • Minimum setbacks are regulated generically through height-based or proportional rules (setback from building equal to building height with minimum 5 m; or minimum setback equal to 1.5× maximum building height with minimum 5 m), where applicable.
Planos futuros
  • PDM amendment/republication and updates to constraint maps (Annex II and related changes).
  • PDM entry into force linked to the REN (National Ecological Reserve) delimitation ordinance (REV. Mafra), with subsequent legal revisions.
NotasThe summary indicates general construction ceilings tied to rural regimes: up to 300 m² for certain existing dwellings on plots up to 20,000 m²; rural tourism construction total up to 1,200 m² (with possible increases under PP/NDT); and (for smaller plots) tourism expansion up to 50% of existing construction where applicable. Environmental structures may be required to respect ecological corridors/EEM, PROFLVT and protected habitats.

Regulamento atualizado a 30 de maio de 2026. Documento oficial do PDM →

Regras por zona do PDM

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

Espaço Agrícola

Zona: Solo rústico - Espaços agrícolas de produção, Solo rústico, Espaços agrícolas de produção, Espaço Agrícola · fonte: regulamento do PDM · resumo automático (modelo gpt-5.4-mini)

Key building parameters found: - (tourism buildings) maximum total construction area: 1.200 m2 - (tourism buildings) setbacks: equal to the maximum building height, with a minimum of 5 m to the parcel boundaries - (legally existing buildings on plots under 20.000 m2 for tourism) maximum construction area of existing building after reconstruction/alteration/extension: not exceed 50 % of the existing construction area - (legally existing buildings for tourism, collective-use facilities and certain public/service uses) maximum total implantation area: 600 m2 - (legally existing dwellings on plots under 40.000 m2 in spaces of agricultural production) maximum total construction area: 300 m2 - (new dwellings, except in rural settlements, dispersed building areas, industrial activity areas and areas for equipment/infrastructure/other structures) minimum distance to intensive livestock operations: 250 m Article 18 (Rural Land): This article contains the buildability regime for spaces of agricultural production and also rules on tourism uses in rural land. For tourism buildings, the maximum total construction area is 1.200 m2, which may be higher when covered by a PP or in NDT according to Article 96.º; minimum setbacks are equal to the maximum building height, with a minimum of 5 m to the parcel boundaries; in legally existing buildings on plots under 20.000 m2, reconstruction, alteration and extension are allowed for tourism provided they do not exceed 50 % of the existing construction area. In legally existing buildings, the extension and change of use for tourism, collective-use facilities and certain public/service uses is allowed provided the total implantation area does not exceed 600 m2. For spaces of agricultural production, the applicable buildability parameters are set in the legal and regulatory provisions in force, without prejudice to Chapter VI; in legally existing dwellings on plots under 40.000 m2, reconstruction, alteration and extension are allowed provided the total maximum construction area does not exceed 300 m2. - (tourism buildings) maximum total construction area: 1.200 m2 - (tourism buildings) setbacks: equal to the maximum building height, with a minimum of 5 m to the parcel boundaries - (legally existing buildings on plots under 20.000 m2 for tourism) maximum construction area of existing building after reconstruction/alteration/extension: not exceed 50 % of the existing construction area - (legally existing buildings for tourism, collective-use facilities and certain public/service uses) maximum total implantation area: 600 m2 - (legally existing dwellings on plots under 40.000 m2 in spaces of agricultural production) maximum total construction area: 300 m2 Article 15 (Rural Land): This is the general regime for rural land. It states that rural land may not be subject to actions that diminish or destroy its potential, except as allowed by the regulation and law; it requires conservation measures for protected forest nuclei and riparian trees; it prohibits actions that destroy vegetation cover, natural relief and arable soil except in agricultural and forestry practices; it also sets general conditions for buildings associated with admitted uses, including prior treatment of effluents, distances to parcel boundaries under the forest-fire plan and specific law, and a minimum distance of 250 m from intensive livestock operations for new dwellings when applicable. - (new dwellings, except in rural settlements, dispersed building areas, industrial activity areas and areas for equipment/infrastructure/other structures) minimum distance to intensive livestock operations: 250 m

Artigos do regulamento citados

  • Art. Article 18 — Rural LandThis article contains the buildability regime for spaces of agricultural production and also rules on tourism uses in rural land. For tourism buildings, the maximum total construction area is 1.200 m2, which may be higher when covered by a PP or in NDT according to Article 96.º; minimum setbacks are equal to the maximum building height, with a minimum of 5 m to the parcel boundaries; in legally existing buildings on plots under 20.000 m2, reconstruction, alteration and extension are allowed for tourism provided they do not exceed 50 % of the existing construction area. In legally existing buildings, the extension and change of use for tourism, collective-use facilities and certain public/service uses is allowed provided the total implantation area does not exceed 600 m2. For spaces of agricultural production, the applicable buildability parameters are set in the legal and regulatory provisions in force, without prejudice to Chapter VI; in legally existing dwellings on plots under 40.000 m2, reconstruction, alteration and extension are allowed provided the total maximum construction area does not exceed 300 m2.
  • Art. Article 15 — Rural LandThis is the general regime for rural land. It states that rural land may not be subject to actions that diminish or destroy its potential, except as allowed by the regulation and law; it requires conservation measures for protected forest nuclei and riparian trees; it prohibits actions that destroy vegetation cover, natural relief and arable soil except in agricultural and forestry practices; it also sets general conditions for buildings associated with admitted uses, including prior treatment of effluents, distances to parcel boundaries under the forest-fire plan and specific law, and a minimum distance of 250 m from intensive livestock operations for new dwellings when applicable.

Espaço Habitacional

Zona: Solo urbano - Espaços habitacionais - Áreas consolidadas, Solo urbano, Espaços habitacionais, Áreas consolidadas, Espaço Habitacional · fonte: regulamento do PDM · resumo automático (modelo gpt-5.4-mini)

Key building parameters found: - (existing buildings below flood level) permitted uses: habitação, comércio, serviços e outros - (replacement new construction) maximum footprint area: may not exceed the existing one - (replacement new construction) embankments: not admitted - (replacement new construction) basements: not admitted Article 107 (TITLE I): Until the effectiveness of the planning instruments referred to in the previous number, urban operations must comply with the specific building conditions and urban parameters defined for each category of rural and urban land, described respectively in chapters IV and V of the regulation. Article 106 (TITLE I): The transformation of urban land, especially in areas to be structured, must proceed according to the listed procedural steps. Article 114 (TITLE I): Sets urban-policy principles for urban land: rehabilitation of degraded urban fabrics; integrated interventions in infrastructures, equipment and collective-use spaces; protection of cultural and landscape heritage; biodiversity conservation; and mobility improvement. It also states that instruments and urban operations should promote requalification and enhancement of urban spaces and intervene in vacant or free areas to meet needs for public space, collective facilities, circulation, parking and the municipal ecological structure. Article 76 (TITLE I): For buildings legally existing below the level of the highest known flood at the site, changes of use to housing, commerce, services and other uses are allowed. For reconstruction and new construction replacing legally existing buildings, the footprint may not exceed the existing one, and embankments and basements are not allowed. - (existing buildings below flood level) permitted uses: habitação, comércio, serviços e outros - (replacement new construction) maximum footprint area: may not exceed the existing one - (replacement new construction) embankments: not admitted - (replacement new construction) basements: not admitted Article 104 (TITLE I): If a property's buildability is above or below average buildability, compensation must be made under article 178 of the RJIGT; alternatively, buildability may be bought and sold under article 179 of the RJIGT, provided it takes place within the area covered by the PP or execution unit concerned. Article 104 (TITLE I): If a property's buildability is above or below average buildability, compensation must be made under article 178 of the RJIGT; alternatively, buildability may be bought and sold under article 179 of the RJIGT, provided it takes place within the area covered by the PP or execution unit concerned.

Artigos do regulamento citados

  • Art. Article 107 — TITLE IUntil the effectiveness of the planning instruments referred to in the previous number, urban operations must comply with the specific building conditions and urban parameters defined for each category of rural and urban land, described respectively in chapters IV and V of the regulation.
  • Art. Article 106 — TITLE IThe transformation of urban land, especially in areas to be structured, must proceed according to the listed procedural steps.
  • Art. Article 114 — TITLE ISets urban-policy principles for urban land: rehabilitation of degraded urban fabrics; integrated interventions in infrastructures, equipment and collective-use spaces; protection of cultural and landscape heritage; biodiversity conservation; and mobility improvement. It also states that instruments and urban operations should promote requalification and enhancement of urban spaces and intervene in vacant or free areas to meet needs for public space, collective facilities, circulation, parking and the municipal ecological structure.
  • Art. Article 76 — TITLE IFor buildings legally existing below the level of the highest known flood at the site, changes of use to housing, commerce, services and other uses are allowed. For reconstruction and new construction replacing legally existing buildings, the footprint may not exceed the existing one, and embankments and basements are not allowed.
  • Art. Article 104 — TITLE IIf a property's buildability is above or below average buildability, compensation must be made under article 178 of the RJIGT; alternatively, buildability may be bought and sold under article 179 of the RJIGT, provided it takes place within the area covered by the PP or execution unit concerned.
  • Art. Article 104 — TITLE IIf a property's buildability is above or below average buildability, compensation must be made under article 178 of the RJIGT; alternatively, buildability may be bought and sold under article 179 of the RJIGT, provided it takes place within the area covered by the PP or execution unit concerned.

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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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