Buying property in Portugal usually moves through a recognisable sequence: search and offer, document checks, a possible reservation, the contrato-promessa de compra e venda (CPCV), financing and final due diligence, payment of purchase taxes, completion by deed or authenticated private document, and registration. The dangerous part is treating any one step as a formality. Before money becomes non-refundable, make sure the documents and the contract say exactly what you think you are buying.

1. Offer: agree the commercial terms, but keep due diligence open

An offer should identify the property, price, proposed timing, what is included and any important conditions such as mortgage approval, vacant possession, legalisation of alterations or satisfactory due diligence. An estate agent may use its own proposal or reservation form. Read it before signing: an “offer” can still create payment or withdrawal consequences if the wording says so.

If an agent is involved, verify its AMI licence through IMPIC’s official licence search. Do not assume the agent represents your legal interests merely because it organises the transaction.

2. Reservation payment: define what the money actually is

Some transactions use a small reservation payment before the CPCV. There is no benefit in transferring money first and deciding later whether it was refundable. The written reservation terms should state who holds the money, whether it counts toward the price or later sinal, the exact circumstances in which it is returned, the deadline for the CPCV and what happens if due diligence or finance fails.

Use a traceable payment method and verify the receiving account. A request to pay a different person or account from the party identified in the paperwork is a reason to stop and verify.

3. Do the document checks before the CPCV becomes your problem

Before signing a binding CPCV, compare the actual property with the legal and tax records. Important checks commonly include the current land-registry certificate, the caderneta predial, ownership and charges, pending registrations, planning/use documentation, energy certification and—where applicable—condominium information. Use Justiça’s Certidão Permanente Predial service and Predial Online rather than relying on screenshots supplied by a seller.

For rural or mixed property, compare every registered/tax article with the land actually shown to you. Check access, boundaries, easements, water and whether buildings are recorded and lawful. BUPi can be relevant to identifying/georeferencing rural and mixed land, but it does not replace title and planning due diligence.

4. CPCV: this is often the point where the financial risk becomes real

The CPCV records the promise to buy and sell and normally sets the purchase price, deposit, completion date, property identification, included items, documents to be produced, conditions and consequences of default. Have the document independently reviewed before signing if the sums or legal issues are material.

Portuguese Civil Code Articles 441 and 442 are especially important. Money delivered by the promised buyer to the promised seller under a property CPCV is presumed to be sinal. If the buyer defaults for a reason attributable to the buyer, the seller may keep the deposit; if the seller defaults for a reason attributable to the seller, the buyer may in the applicable circumstances demand double what was paid. Read the current Civil Code Article 442.

Clauses worth considering

  • Finance: what happens if the bank rejects the loan or values the property too low?
  • Vacant possession: if the property must be empty, make that an explicit completion condition.
  • Due diligence/document problems: define what happens if title, licensing, boundaries or other records are not satisfactory.
  • Completion date: state the deadline and how extensions/notices work.
  • Included contents: identify furniture, appliances, storage, parking or other items that form part of the deal.
  • Seller obligations: for example, removing charges, obtaining documents, paying agreed debts or completing agreed legalisation before completion.

5. Mortgage: valuation is not legal due diligence

If you need finance, the bank will normally assess both you and the property. A mortgage valuation determines how the bank views its security; it is not a substitute for checking title, licensing, condition or boundaries. Keep the CPCV finance condition aligned with the actual risks: “pre-approved” does not necessarily mean the bank must finance this particular property at the expected amount.

The Portuguese government’s current property purchase guide also points buyers toward Banco de Portugal information when comparing mortgage credit.

6. Before completion: confirm the property and numbers one last time

  • Confirm the seller still has authority to sell.
  • Recheck the current registry position and any pending entries.
  • Confirm charges that must be cancelled at completion.
  • Obtain the final mortgage/completion documents if financed.
  • Confirm the final price balance and destination account.
  • Check the agreed vacant-possession/tenant position.
  • Check condominium declarations/amounts where applicable.
  • Agree meter readings, keys and handover arrangements.
  • Calculate and arrange payment of IMT and stamp duty.
  • Take independent advice before accepting a last-minute contract/document change.

7. Pay IMT and stamp duty before the completion act

Portugal’s Tax Authority states that the buyer must pay IMT and Imposto do Selo (or produce evidence of an applicable exemption) for the completion act. IMT is generally calculated using the higher of the contractual purchase value and the property’s VPT, with the applicable rate depending on the type and use of property and other rules. The acquisition stamp duty is currently 0.8% of the relevant taxable value. Use the current Portal das Finanças house-purchase page immediately before completion.

8. Escritura / authenticated private document: this is completion

The final purchase may be formalised by public deed or an authenticated private document through the legally permitted channels. The government’s current guide notes completion can be handled through notarial/registry channels and by lawyers or solicitors using the appropriate authenticated-document route. Casa Pronta is the IRN one-stop service that can combine the purchase contract, mortgage-related acts where relevant and registration.

At completion, verify identities, property description, price/payment, marital/representation details, mortgage discharge/new mortgage where applicable, and the exact documents being signed. Do not be embarrassed to stop if a material detail differs from the agreed CPCV.

9. Registration: make sure the ownership change is actually recorded

Completion and registration are closely connected but conceptually different. The acquisition should be registered so the land registry reflects the new owner and relevant mortgage/charges. Casa Pronta exists specifically to combine transaction and registration steps; where another completion route is used, confirm who submits the registry application and obtain evidence that it was done.

10. Keys are not the final administrative step

  • Photograph meter readings and condition at handover.
  • Collect all keys, remotes, access codes and condominium information.
  • Transfer electricity, water, gas and telecoms as needed.
  • Notify/introduce yourself to the condominium administrator where applicable.
  • Arrange appropriate property insurance.
  • Keep the CPCV, completion instrument, tax receipts and registry evidence together.
  • Check the updated tax/registry records after processing.
  • Calendar annual IMI and condominium obligations.

Where people get into trouble

  • Paying a reservation before understanding refund conditions.
  • Signing the CPCV before title/licensing/finance checks are sufficiently advanced.
  • Assuming a bank valuation proves the house is legal or defect-free.
  • Accepting “we will fix the paperwork after completion”.
  • Failing to make vacant possession or legalisation an express contractual condition.
  • Sending the final balance to changed bank instructions without independent verification.
  • Believing the deed alone means every registry consequence has been completed.

Useful official links

Last verified: 2 October 2026. Property transactions and tax thresholds are fact-specific and can change. This is a practical process guide, not a substitute for independent legal, tax, lending or technical advice on a specific property.