   
Images for our Portuguese Property Law and Taxes page taken by Living Portugal Property
Legal Procedure:
Now that you have made the decision to buy property in Portugal, it is recommended that you hire the services of a professional Property Lawyer to help facilitate the buying process. A legally licensed lawyer may cost an additional one thousand Euros depending upon the complexities and value of the intended purchase.
Please let us know when you are ready to employ their services and we can help you arrange a professional and licensed lawyer that speaks your language and is licensed to practice law in Portugal.
Please note:
Approximately 50% of all Property in Portugal for Sale is offered for sale by owner (FSBO).
It is however recommended that if you are a foreign resident who wishes to buy in Portugal, that you use the services of a professional and licensed Portuguese Real Estate Agent.
The general rules and buying procedure is as follows:
1. Hire a Government Licensed professional Real Estate agent to help you when you are looking to buy property in Portugal.
This license is granted by the State of Portugal which entitles the agency to work within the Real Estate Profession. Each licensee will be obliged to use standard real estate documentation and to carry the correct and required amount of insurance cover.
2. Once you have identified the property that you wish to purchase you are then in a position to make your offer. Once your offer has been accepted you will then be expected to formalise this by signing a Promissory Contract to sell and buy with the current owner.
Contrato de Promessa de Compra e Venda - (The promissory contract to buy or sell said property)
Both the Buyer and Seller of the property will enter into a Promissory Contract which will outline the terms and conditions of the purchase. This contract will then be registered at the Notary Office.
Beware - This is a legally binding Contract which shall afford the following protection:
If the Seller withdraws from the Contract they are required to return twice the deposit.
If the Buyer withdraws from the Contract they shall forfeit the deposit.
Your lawyer will detail the laws and procedures in relation to producing and signing this Contract.
3. Along with the signing of this Promissory Contract you will be expected to make a down payment (Deposit), which is usually 10% to 20%.
Procuraçâo – (Power of Attorney):
Due to a number of reasons it may be necessary to hire a third person such as a lawyer to legally represent you when you sell or buy property in Portugal.
This document once prepared is registered at the Notary Office which then entitles your representative to legally act on your behalf in accordance with said Power of Attorney.
This document can be prepared outside of Portugal but will need to be officially translated into Portuguese before the document becomes valid in Portugal.
4. You may at any time instruct a Third Person to act as your Legal Representative by producing and signing a Procuraçâo. This will indicate what type of authority your representative has and for what type of transactions they are able to perform on your behalf.
Numero Fiscal – Fiscal Number:
Each Buyer is obligated to obtain a Fiscal Number from the local Finanças - Tax Office.
5. When you buy property in Portugal you are obliged to register at the local Finanças where upon successful registration you will be given your own Fiscal Card and Tax Number. This document along with your Identity Card, Passport will be required when you complete your property purchase.
Imposto Municipal sobre Transmissões – IMT – Municipal Tax on Transactions (Stamp Duty):
Prior to the actual purchase of the property, the Buyer will be required to pay a tax levied on the purchase of property in Portugal. This tax is paid at the local Tax Office (Finanças) and is calculated on the following basis:
(In some instances the Buyer will be exempt from these taxes)
Property Value Percentage Applied Deduction
Up to and including € 89,700.00 1% NIL
Between € 089,701.00 and € 122,700.00 2% € 0,897.00
€ 122,701.00 and € 167,300.00 5% € 4,578.00
€ 167,301.00 and € 278,800.00 7% € 7,924.00
€ 278,801.00 and € 534,700.00 8% € 10,712.00
In Excess of € 534,700.00 6% NIL
Example:
Property Value € 100.000,00 x 2 % (Applicable Tax Rate) € 2,000.00
Applicable Deduction € 0,897.00
Amount Payable € 2,000.00 - € 0,897.00 € 1,103.00
Commercial Buildings and Building Plots 6.5%
Rustic and Agricultural Lands 5%
Offshore Corporations 15%
Taxes for Primary Residences are charged at different rates.
Escritura de Compra e Venda – Conclusion of the Contract:
Once the correct documentation is in hand and all of the necessary taxes have been paid and in accordance with the Contrato de Promessa de Compra e Venda the Seller and Buyer may proceed to the “Closing of the Contract.” This is concluded at the Notary Office selected beforehand.
The Notary will confirm that the documentation is correct and will then proceed to finalise the purchase of your property in Portugal.
The outstanding balance is then paid to the Seller in the form of a Guaranteed Bank Instrument.
This Act will be recorded by the Notary with the Buyer receiving two Certified Copies of said document.
6. You will be required to conclude the purchase of your property in Portugal at the office of a licensed Notary. This may be undertaken at any licensed Notary and is usually selected prior to the Promissory Contract being signed.
Conservatoria do Registo Predial - Land Registry Office:
Upon completion of the transfer of ownership it is recommended that the property be registered in the name of the new Owner at the local Conservatoria do Registo Predial (Land Registry Office).
7. This procedure is not obligatory however it is recommended. The registration can be done at any time after the closing of the purchase.
Additional documentation that will be necessary to conclude the purchase of your property in Portugal
Caderneta Predial – Property Tax Document:
The current Owner of the property will have this document which was supplied to him by the local Finanças – Tax Office.
A valid document will need to be obtained, which for tax purposes only confirms the description of the property, Fiscal Number, Owner and annual taxes payable on declared value.
Certificaçâo Energética e Ar Interior – Energy Certificate and CO2:
This document will be supplied by the Seller and must be delivered by them at closing. This document certifies the condition of the property in relation to its energy efficiency.
Certidão de Teor - Property Registration Certificate:
The local Conservatória do Registo Predial - Land Registry Office will provide you with this document which will confirm that the Seller is the Legal Owner of the property. This document will also confirm whether there are any outstanding Charges or Liens secured on the property. This document confirms the Legal History of said property and is only valid for a short period of time.
Licença de Utilização – Registered use of Property (Residential, Commercial, Agricultural, etc):
The current Owner of the property will have to provide this document which may be obtained from the Câmara Municipal local Town Hall. This document confirms the legal usage for said property.
Annual Taxes and other Expenses:
Imposta Municipal de Imóveis – IMI – Municipal Taxes on Property (Annual):
Properties in Portugal are subject to an Annual Tax (IMI).
The IMI rates are calculated on the following basis:
Rural Properties: 0.8%
Urban Properties between: 0.4% to 0.8% (Rate varies from Council to Council)
If the amount due is greater than €250.00 this payment can be paid in two installments. The first is payable prior to the end of April with the remainder payable prior to the end of September.
If this tax is not paid the State has the right to auction your property to the highest bidder to recover their losses.
Additional Expenses:
Utility fees and charges:
Water, Sewage, Waste Collection, Electricity, Gas, Telephone, Cable, etc
Condominium fees (Where Applicable)
Disclaimer: The information provided above is for guideline purposes only and does not constitute any legally binding information or agreement. It is recommended when buying or selling property in Portugal that you seek the advice of both a legal representative and tax advisor.
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