A NIF, a Certidão Permanente and a signed CPCV aren't optional extras — they're what makes a Portuguese purchase safe. Eight checks to run before you pay.
A Portuguese purchase runs on a specific set of documents and a specific sequence — a tax number before a bank account, a promissory contract before a deposit, registered charges checked before you sign anything binding. Skipping a step, not the country itself, is what turns a straightforward deal into a problem.
Below is a step-by-step checklist for buying property in Portugal. Work through it whether you're buying from a private seller or a developer.
What to check, in brief:
- your NIF and a Portuguese bank account
- the land registry extract and tax register entry
- the usage licence
- any charges or mortgages on the property
- the promissory contract and deposit
- independent legal representation
- the notary or Casa Pronta completion
- the final registration
1. Get a NIF and open a bank account first
A NIF (Número de Identificação Fiscal) is Portugal's tax number, and you need one before you can sign a promissory contract, open a bank account or pay any Portuguese tax. Non-EU residents typically need a Portuguese tax representative to obtain one. Open a local bank account early too — most deposits and the balance at completion move through a Portuguese account.
2. Request the Certidão Permanente and Caderneta Predial
The Certidão Permanente is the live land registry extract: it shows the registered owner, any mortgages, seizures or other charges. The Caderneta Predial is the tax register entry: it confirms the property's tax value (VPT), its registered area and its matricial (tax) number. Get both directly rather than relying on copies the seller provides, and make sure the details match the property you're actually viewing.
3. Verify the Licença de Utilização
The usage (habitation) licence confirms the property is legally authorised for residential use and that its registered layout matches what was built. Older properties, in particular, sometimes have unlicensed extensions or a layout that no longer matches the paperwork — that gap is a common source of disputes after completion, not before.
4. Check for charges and mortgages (ónus e encargos)
The Certidão Permanente also lists any encumbrances registered against the property — an existing mortgage, a seizure, a right of way. Confirm exactly how and when any existing mortgage will be cleared before or at completion, and get this in writing rather than a verbal assurance from the seller.
5. Sign the CPCV and set clear deposit terms
The Contrato de Promessa de Compra e Venda (CPCV) is the promissory contract that precedes the final deed. It sets the price, the deadline for completion and the deposit (sinal) — typically 10–30% of the price. Make sure the contract states clearly what happens to the deposit if either side fails to complete, since Portuguese practice around forfeiture and double repayment is specific and worth having a lawyer confirm in writing.
6. Engage an independent lawyer
Use a lawyer who works for you, not one recommended by the seller or the developer without your own check. They should review the Certidão Permanente, the Caderneta Predial, the licence and the CPCV before you sign anything, and confirm whether the property or area has any relevant Alojamento Local restrictions if short-let income is part of your plan.
7. Complete via notary or Casa Pronta, and budget the taxes
Completion happens before a notary, or through the faster one-stop Casa Pronta service. IMT (property transfer tax) and Imposto do Selo (stamp duty, typically 0.8% of the price) are due before or at signing — as a non-resident, confirm your current IMT rate in advance rather than assuming an older rate table still applies. Bring proof of funds and be ready for the payment to clear through your Portuguese account.
8. Confirm the final registration
The deed itself isn't the end of the process. Confirm that the Conservatória do Registo Predial has registered the title in your name and that the Caderneta Predial is updated to reflect the new owner — this is usually handled as part of Casa Pronta, but verify it rather than assume it happened automatically.
FAQ
Do I need a NIF before I can buy? Yes — you need one to sign a promissory contract, open a bank account or pay any tax in Portugal. How big is the deposit on the promissory contract? Typically 10–30% of the price, but the exact figure and forfeiture terms should be spelled out in the CPCV itself. Can I complete without a lawyer? You can, but an independent lawyer is the standard protection against undisclosed charges, licensing gaps and CPCV terms that favour the other side. What taxes are due at completion? IMT (including the current non-resident rate, if applicable) and stamp duty are due before or at signing; budget both into your total cost, not just the purchase price. Is the deed the final step? No — confirm the title is registered in your name at the Conservatória do Registo Predial afterward.
How we help
We walk this checklist with you, bring in an independent Portuguese lawyer for the legal review, and keep the NIF, bank account and payment steps in the right order. Informational only, not legal or tax advice — confirm current rates and requirements with a licensed Portuguese lawyer before you commit funds.