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What should you do to buy property in Portugal?

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Choosing Portugal as a real estate market isn't that difficult: pleasant climate, beautiful nature, great investment perspectives, pretty high standard of living... But is that as easy as it seems? How long can a property deal take from the beginning to the end? Can you do everything on your own? Let Prian.Info tell you all about it.

Step 1. Visit the property

You discussed transaction with a real estate agency. After that you can be invited to a viewing tour. It includes site inspections and expert advice. This is not free tourism, the cost of transport and accommodation is paid by the buyer. But when making a final deal, the costs can be taken into account. If you can’t choose a property from the first attempt, you can repeat the trip.

Residential Property For Sale
Apartment for 250 000 euro in Lisbon, Portugal
250 000 €
Apartment in Lisbon, Portugal
70 sq.m 4 2 1
Online Viewing Remote Transaction Credit
The recently renovated T2+1 apartment is located on the ground floor of a 3-story building in the central area of Moscavide. It features 70m2 divided into: - Living room; - Fully equipped and independent kitchen, with the possibility of becoming an open space with the living room; - 2 bedrooms; - 1 interior room used as an office or...
Amber Star Real Estate
Apartment for 148 000 euro in Portalegre, Portugal
148 000 €
Apartment in Portalegre, Portugal
101 sq.m 4 3 2
Online Viewing Remote Transaction Credit
3 bedroom apartment in Portalegre, in a totally refurbished building with high end finishes, ready to live. The apartment has a total area of 101m2 which is divided into: -Living room; -Kitchen; - 3 Bedrooms; - 2 Bathrooms -Balcony. The apartment has parking. Expected completion of construction is August 2024. Located in...
Amber Star Real Estate
Flat for 1 020 000 euro in Algarve, Portugal
1 020 000 €
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3 2
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More than an apartment ... a lifestyle!Large apartments with excellent natural lighting with luxury finishes just 10 minutes from the city center and its wonderful enterprise stands out for a very modern and bold architecture at the culmination of a new ideology of quality and an unwavering commitment to quality finishes and excellent services,...
Mercury Group
Apartment for 373 000 euro in Portimao, Portugal
373 000 €
Apartment in Portimao, Portugal
123 sq.m 5 4 3
This was a large apartment which has been separated into 2 smaller apartments. The ideal property for an extended family. Giving each their own space yet still together. 1 apartment has a long hallway, family bathroom, guest wc, open plan living area with fitted kitchen & balcony with sea view & 2 bedrooms each with fitted wardrobes & a private...
Habita International Estates Ltd
Townhouse for 295 000 euro in Setubal, Portugal
295 000 €
Townhouse in Setubal, Portugal
90 sq.m 2 1 1
Online Viewing Rental property
Dear friends! Pay attention! It is offered for sale Duplex in the very center of Setubala, in a quiet area, but at the same time in the very center of the city, in a wonderful location with extensive diverse infrastructure.
VRC Idrisova
Flat for 1 399 000 euro in Lisbon, Portugal
1 399 000 €
Flat in Lisbon, Portugal
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Online Viewing Remote Transaction Rental property
Welcome to the epitome of luxury living in Lisbon! We are thrilled to present to you a stunning T3 Duplex apartment located in the prestigious Duque 70 building, nestled on Av. Duque de Loulé, adjacent to Marquês de Pombal, one of Lisbon's most esteemed districts. Property Highlights: Prime Location: Situated on Av. Duque...
Glacier Location LDA
Flat for 192 000 euro in Porto, Portugal
192 000 €
Flat in Porto, Portugal
35 sq.m
A magnificent and modern complex, located on the banks of the Douro River, in the historic center of Porto, a UNESCO World Heritage Site, since 1996, offers you a choice of apartments. This street at all times was considered a prestigious place, attracting the construction of elite houses for the residence of the bourgeois elite and clergy....
Mercury Group
Flat for 435 000 euro in Porto, Portugal
435 000 €
Flat in Porto, Portugal
79 sq.m
A magnificent and modern complex, located on the banks of the Douro River, in the historic center of Porto, a UNESCO World Heritage Site, since 1996, offers you a choice of apartments. This street at all times was considered a prestigious place, attracting the construction of elite houses for the residence of the bourgeois elite and clergy....
Mercury Group
Flat for 202 000 euro in Porto, Portugal
202 000 €
Flat in Porto, Portugal
39 sq.m
A magnificent and modern complex, located on the banks of the Douro River, in the historic center of Porto, a UNESCO World Heritage Site, since 1996, offers you a choice of apartments. This street at all times was considered a prestigious place, attracting the construction of elite houses for the residence of the bourgeois elite and clergy....
Mercury Group
Flat for 299 000 euro in Porto, Portugal
299 000 €
Flat in Porto, Portugal
This apartment is located in a building located in the central area of the city of Porto. With historical sophistication and characteristic Portuguese architecture, which was once the emblem of this region. Apartment with a sunny orientation to the southeast / northwest, with a usable area of 104 m2 and with a total area of 113.10 m2. The...
Mercury Group
Flat for 818 000 euro in Cascais, Portugal
818 000 €
Flat in Cascais, Portugal
114 sq.m 3 2
Residence
Privileged location, in the best location of Estoril. Apartment with fantastic finishes and great sun exposure. In a modern building in the city center. Cultural life, fun and conviviality in a setting of inspiration a few meters from the sea. Come and see! !
Mercury Group
Flat for 777 000 euro in Cascais, Portugal
777 000 €
Flat in Cascais, Portugal
113 sq.m 3 2
Residence
Privileged location, in the best location of Estoril. Apartment with fantastic finishes and great sun exposure. In a modern building in the city center. Cultural life, fun and conviviality in a setting of inspiration a few meters from the sea. Come and see! !
Mercury Group
Flat for 717 000 euro in Cascais, Portugal
717 000 €
Flat in Cascais, Portugal
100 sq.m 2 1
Residence
Privileged location, in the best location of Estoril. Apartment with fantastic finishes and great sun exposure. In a modern building in the city center. Cultural life, fun and conviviality in a setting of inspiration a few meters from the sea. Come and see! !
Mercury Group
Flat for 776 000 euro in Cascais, Portugal
776 000 €
Flat in Cascais, Portugal
110 sq.m 3 2
Residence
Privileged location, in the best location of Estoril. Apartment with fantastic finishes and great sun exposure. In a modern building in the city center. Cultural life, fun and conviviality in a setting of inspiration a few meters from the sea. Come and see! !
Mercury Group
Flat for 758 000 euro in Cascais, Portugal
758 000 €
Flat in Cascais, Portugal
110 sq.m 2 1
Residence
Privileged location, in the best location of Estoril. Apartment with fantastic finishes and great sun exposure. In a modern building in the city center. Cultural life, fun and conviviality in a setting of inspiration a few meters from the sea. Come and see! !
Mercury Group
Flat for 777 000 euro in Cascais, Portugal
777 000 €
Flat in Cascais, Portugal
116 sq.m 2 1
Residence
Privileged location, in the best location of Estoril. Apartment with fantastic finishes and great sun exposure. In a modern building in the city center. Cultural life, fun and conviviality in a setting of inspiration a few meters from the sea. Come and see! !
Mercury Group
Flat for 799 000 euro in Cascais, Portugal
799 000 €
Flat in Cascais, Portugal
110 sq.m 3 2
Residence
Privileged location, in the best location of Estoril. Apartment with fantastic finishes and great sun exposure. In a modern building in the city center. Cultural life, fun and conviviality in a setting of inspiration a few meters from the sea. Come and see! !
Mercury Group
Flat for 911 000 euro in Cascais, Portugal
911 000 €
Flat in Cascais, Portugal
138 sq.m 5 4
Residence
4 bedroom apartment located in São João do Estoril, just 300 meters from thelopment under construction with only 6 apartments and quality has balconies, parking and storage.!
Mercury Group
Flat for 1 573 200 euro in Cascais, Portugal
1 573 200 €
Flat in Cascais, Portugal
184 sq.m 4 3
Residence
3 bedroom apartment located in São João do Estoril, just 300 meters from thelopment under construction with only 6 apartments and quality has balconies, parking and storage.!
Mercury Group
Flat for 1 207 500 euro in Cascais, Portugal
1 207 500 €
Flat in Cascais, Portugal
139 sq.m 4 3
Residence
3 bedroom apartment located in São João do Estoril, just 300 meters from thelopment under construction with only 6 apartments and quality has balconies, parking and storage.!
Mercury Group

Step 2. Prepare for transaction and reserve the property

Before the parties will proceed directly to the transaction, it is necessary to implement several procedures.

First, the buyer receives a local tax number (NIF – número de identificação fiscal). It can be registered by a lawyer or a tax representative with the local tax authority (Servico de Financas). Obtaining a NIF is necessary, because with the purchase of real estate, the buyer becomes a Portuguese taxpayer. You also need a tax number to open a Bank account.

Whether or not to open an account with the Bank of Portugal depends on the transfer option. The first way is to transfer funds from your country to a personal Portuguese account, then from this account to the seller's account. The transfer of funds to the seller can be performed by a lawyer under the power of attorney. The second way is more common. The buyer uses it to transfer funds from your account to a special lawyer's account, from which they are transferred to the seller. However, the payment cannot be made in cash.

Another step is reserving the property. The reservation fee is about 10% most of the time. Making this payment means that the seller removes the property from sale and now no one else can buy it. Payment is made by a bank transfer with the seller’s check. If you want to conduct the transaction in a short time, then you can do it without the reservation fee and proceed immediately to the conclusion of a Preliminary contract (Contrato de Promessa de Compra e Venda) and pay the deposit.

Properties in Portugal
Real estate agencies can invite you on a viewing tour. If you like the propery they offer, some of your expences can be taken into account.

Step 3. Collect a documentation package

The lawyer collects all the necessary documentation confirming the legal and technical condition of the property.

That includes:

  • The extract from the land registry (Centidão de Teor). It specifies the location of the property and it’s type.
  • The extract from the tax office (Caderneta Urbana/Rustica Predial), or a House book (Caderneta Predial). The tax registration of the property, which also includes information about the location, size of land, square footage and number of rooms, presence of garage, etc.
  • The housing certificate (Licença de Habitação). A document from the municipality confirming the compliance of the property with building regulations. Only applies to buildings after 1951.
  • The passport of the property (Ficha Técnica de Habitação). This is a document of ownership, including a housing certificate and the extract from a tax office. It also specifies the details of the contractor, customer, and suppliers of construction materials, to which, if necessary, you can make claims on the quality of construction. A passport is required only for properties with a housing certificate issued after 30.03.2004.
  • Documents from the Portuguese Institute for the protection of historical monuments (IPPAR). Required for items that are historical monuments. Issued in IPPAR and the municipality, confirms that these institutions do not intend to use their right to prohibit the sale.
  • The certificate of energy saving (Certificado Energetico). It indicates whether the building meets the new energy consumption standards.

Step 4. Make a preliminary contract

After preparing all documents, the seller and buyer enter into a Preliminary agreement. The document contains a description of the property, the price, terms and payment procedure, rights and obligations of the parties. At this stage, the buyer makes a deposit of 10-30% of the price of the object. If the seller retracts the deal, they are obliged to pay you a double deposit. If you retract the transaction, then you lose the deposit and may be potentially sued by the seller for compensation. When making a purchase on a mortgage, the bank's refusal to issue a loan is not considered as a buyer's fault and the deposit is returned to him. However, this condition must be specified in the contract.

After signing the preliminary agreement you must pay the transfer tax and stamp duty to the local tax office. You can do it the same moment at the notary office. Otherwise you have not more than 48 hours to make a payment.

Step 5. Conclude the main contract

The final transaction (Escritura) takes place in the notary's office. First, the specialist checks the completeness and authenticity of all documents, as well as tax receipts. At the same time, the remaining amount of the transaction is paid, namely, the seller receives a receipt for funds held either in your personal Portuguese account or in a special lawyer's account.

Before signing the document by the parties, the notary must read it aloud. Reading is done in Portuguese, so if you do not speak this language, you must have a translator (a lawyer or a realtor).

Read also: A step-by-step guide to real estate deals in Greece

Step 6. Registrate the transaction

Upon signing the main agreement, notarized copies of the document are sent to the land registry (Conservatoria do Registro Predial) for registration of the new owner, as well as to the tax authorities. After that, you receive a reissued Registration certificate (Certidão de Teor) and a house book.

Contracts for telephone services, electricity, water and gas supply, as well as for condominium services are renegotiated after the change of ownership.

Can I seal the deal remotely?

If you can’t stay in Portugal for the entire transaction, there is a possibility of so-called remote acquisition. A power of attorney (Procuração) for a legal representative (usually, a lawyer) can be made by any Portuguese notary, but a translator is required, because the document is issued in the Portuguese language.

The lawyer is also responsible for conducting an expert examination of the property, the availability of all necessary documentation, ownership of the property/land, the absence of debts and encumbrances, the availability of construction permits, and so on. The lawyer must be registered with the Law Society (Ordem dos Advogados). Every lawyer in Portugal highly values their membership in Society and business reputation.

Quoting conditions of Prian.info materials

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