Court cases involving the Portuguese Migration Agency (AIMA) will no longer be handled exclusively in Lisbon.
Instead of creating separate courts, specialized sections in existing courts will be introduced.
Read →Check before you decide
Property due diligence in Portugal: documents before buying
Being able to complete a purchase does not settle every question about a home. Check the seller's rights, the property description, lawful use and physical condition separately. This editorial checklist helps organise work with independent Portuguese legal and technical professionals; it is not a legal opinion on any property.
What to know
Match the property and seller to the register
The permanent property certificate, certidão permanente predial, reports current registrations and pending registration requests. Obtain current information for the precise property or share being acquired. Ask your lawyer to explain entries, encumbrances and the signatory's authority; an advertisement screenshot does not answer these questions.
Our suggested transaction folder includes a reconciliation sheet for the address, identifiers, acquired right, parties and document dates. Where a company, estate or representative is involved, record a separate question about authority and required consents. One matching name is not enough to conclude that the transaction is clear. Keep unresolved issues and their owners visible, and arrange a further check close to completion to identify changes.
Sources: IRN — property registration certificates and pending requests
Reconcile tax information and the actual home
The caderneta predial concerns the property's tax record; its issue is governed by the IMI Code. It is a separate source, not a substitute for registered-rights information. Have identifiers and descriptions compared with the register, draft contract and the home shown during viewing.
Clarify everything included in the sale: storage, parking, terraces and extensions need a documented explanation. Use by the seller does not by itself establish ownership of every area shown. Request available plans and list discrepancies without jumping to conclusions. This is a practical way to identify review questions, not an automatic determination that alterations, boundaries or a particular use are lawful.
Sources: Portuguese Tax Authority — IMI Code, Article 93: property tax records
Completion is not proof of lawful use
Decreto-Lei 10/2024 removed mandatory presentation of the use authorisation and housing technical file in transfers of urban property. Article 19 separately provides for a warning that necessary urban-planning titles may be absent. Consequently, the ability to complete a transfer does not establish that the use or building works are compliant.
Ask your local lawyer and architect which municipal records matter for the building, its age and subsequent alterations. Compare the actual layout, recorded purpose and your intended occupation, works or rental plan. An old online checklist cannot prove that available documents are sufficient. If an important point remains unclear, seek written municipal clarification before commitments and discuss the consequences with your professional advisers.
Keep legal and technical checks distinct
The SCE framework covers building energy assessment and qualified professionals. Energy information helps frame questions about performance and improvements, but does not replace a buyer-commissioned condition survey of structures and building services. Confirm certificate applicability and exceptions for the particular property.
Give the surveyor a separate brief covering damp, roof and facade condition, electrical systems, ventilation, water services and intended works. For an apartment, request building-charge information and decisions about shared-area repairs. Have an appropriate specialist assess likely costs and timing. A seller's refusal to provide material information is a reason to pause and investigate, not automatic proof that the property is illegal. Document what remains unverified.
Resolve conditions before paying and signing
The government guide describes the possible preliminary sale agreement, CPCV, addressing price, deposit, deadlines and nonperformance consequences. A lawyer should determine the appropriate formalities and terms for your transaction. Do not rely on an oral promise that money will be returned if financing or documents are delayed.
With your independent representative, identify checks completed, outstanding evidence, responsibility for discrepancies and the agreed response to problems. Do not draft contractual protections solely from this article. After completion, request confirmation that the acquired right has been registered and retain the transaction records. This material is informational: the editorial team has not conducted a personalised legal or technical review, which remains necessary for an informed decision.
General editorial information, not individual legal or tax advice. Requirements depend on the property, address and buyer's circumstances; confirm them with an independent local professional before committing.
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The reporting below is a news archive, not confirmation of the rules for an individual transaction.
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