How long does it take?

Six to ten weeks from CPCV to escritura on a clean file; longer where licences or VPT disputes need work.

Is the sinal at risk?

Forfeit to the seller if the buyer walks without cause, doubled back if the seller walks. Suspensive clauses must be written, not assumed.

Portugal · EUR

Buyin Lisbon

Buying in Lisbon is a NIF, a CPCV promissory contract with a sinal deposit, then the escritura — with IMT on the higher of price and VPT and 0.8% stamp duty before the notary will close.

Porto

Escritura-verified path

VPT & licence checked

3D map

IMT + 0.8%sliced transfer tax plus stamp duty

NIFtax number required before the deed

VPTthe tax value IMT is measured against

AL freezenew licences frozen in containment zones

What a purchase really costs

€350,000 home in Lisbon

IMT transfer tax — IMT slices: €15,300
Imposto do Selo (0.8%): €2,800
Escritura & registos (≈0.5%): €1,750
Cash needed at the escritura: €369,850

≈ +5.7% over the price. IMT is charged on the higher of the deed price and the VPT, and the model prices Table III — the investment/second-home schedule most foreign buyers fall in. A primary-residence buyer uses a gentler table (exempt to €106,346 in 2026), and first-home buyers under 35 are exempt to €330,539. Above ~€634k a 6% flat rate replaces the slices: confirm on the AT simulator, not on a blog post.

Rentals run on rules

The rent side, in three lines

Urban leases (NRAU) run to the agreed term with tenant renewal rights — ending one early needs a statutory ground and formal notice.
Caução plus advance rent is capped at three months in total.
Alojamento Local needs municipal registration — Lisbon and Porto froze new licences in containment zones, and the freeze is the model.

Tourist licensing is commune politics, not national law. Read the current containment map before you underwrite occupancy.

Cities

Two cities, one IMT code

IMT is national; the licence map is not. Lisbon and Porto share the same slices and the same stamp duty, but short-let containment and tenant demand are local stories.

The CPCV locks price, parties and forfeits — commonly 10–20% sinal, doubled back if the seller walks. Between CPCV and escritura: the registry certificate, the caderneta predial, the utilisation licence and the energy certificate. No licence, no deed.

IMT on a €350,000 investment purchase is about €15,300 plus €2,800 of stamp duty — both payable before completion, both on the buyer. A primary-residence buyer pays materially less; confirm which table you sit in.

Lease-risk check: sitting tenants under old contracts still surface in historic stock. The registry certificate shows charges; only the tenancy file shows the tenant.

FAQ

How long does it take?: Six to ten weeks from CPCV to escritura on a clean file; longer where licences or VPT disputes need work.
Is the sinal at risk?: Forfeit to the seller if the buyer walks without cause, doubled back if the seller walks. Suspensive clauses must be written, not assumed.

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