Can the landlord refuse renewal?

Only on the statutory grounds with the statutory notice — opposition to renewal is a compensated procedure, not a letter.

What is due on move-in?

Caução plus advance rent, three months total ceiling.

Portugal · EUR

Rentin Lisbon

Lisbon rents under NRAU with tenant renewal rights, a three-month total move-in cost ceiling, and a short-let freeze that pushed stock back into the long-let book — at higher rents.

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.

Caução plus advance rent is capped at three months total. Contracts state their term and renewal; ending one early as a landlord needs a statutory ground, formal notice and often compensation.

The AL freeze in containment zones returned units to long-let but did not return 2019 rents. University and tech-worker demand underwrites studios and one-bedrooms; families compete for two and three bedrooms in Alvalade and Benfica.

Condomínio arrears follow the unit. Ask the building manager for the debt position before you sign — the discount for skipping this step is always negative.

FAQ

Can the landlord refuse renewal?: Only on the statutory grounds with the statutory notice — opposition to renewal is a compensated procedure, not a letter.
What is due on move-in?: Caução plus advance rent, three months total ceiling.

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