8 things to verify before you sign a CPCV — whether you work with us or not.
This is the checklist we run on every property our clients consider before they commit. We've helped over 40 nationalities of expats buy property in Portugal since 2019 — most of them remotely, before they ever set foot in the country. This checklist exists because most international buyers don't realise how much of the buying process happens before the legal work most lawyers will do for you.
Use it. It's free. No sign-up required. If it helps you avoid a bad purchase, that's the point — whether you become a client or not.
Pull the current Land Registry extract from the Conservatória do Registo Predial. Confirm: the seller is the actual registered owner, the property description matches what you're buying, no mortgages or liens are registered against the property, and no legal disputes are flagged.
Your lawyer pulls this as part of standard due diligence. Get a copy for your own records — don't take "it's clean" as an answer without seeing the document.
The property's tax record from Finanças. Confirm the registered taxable value (VPT — used to calculate IMT and IMI), the property's official use classification (residential, commercial, mixed), the registered area in square metres, and that IMI (annual property tax) is current.
The VPT and the asking price are often very different numbers. The Caderneta Predial is also where you find out whether the previous owner has unpaid IMI that could affect the transaction.
As of January 2024 (Decree-Law 10/2024), Portugal removed the requirement for the notary to verify the use licence at the deed signing. Before that change, the notary couldn't sign the Escritura without a valid use licence on file. Now they can. That check is the buyer's responsibility.
Confirm a valid use licence (licença de utilização) exists, the property's actual use matches the licensed use, and any renovations or extensions were properly permitted with the local Câmara Municipal.
Compare three numbers: the area listed on the sale listing, the area in the Land Registry, and the area in the Tax Authority record. Discrepancies of 10% or more are common in older properties — and can indicate an unpermitted extension, a rebuild that was never re-registered, or simply a sales pitch detached from the legal reality.
If the listing says 120 sqm and the Land Registry says 98 sqm, you're paying for 22 square metres that don't legally exist. That's a renegotiation, not a purchase.
Read the last 24 months of condominium meeting minutes (atas de assembleia). Look for approved-but-unfunded major repairs (roof, façade, elevator, plumbing), outstanding building debts, ongoing legal disputes, and special assessments coming up.
This is commercial due diligence — your lawyer typically won't pull these unless you ask. We've caught €70,000 building repairs hidden in minutes that the selling agent didn't know existed. Ask.
Required for any property sale in Portugal. Verify a current certificate exists (rated A+ to F), and check the issue date — certificates expire after 10 years. A missing or expired certificate can delay or block the deed signing.
The certificate also gives you a sense of the property's actual running costs. An F-rated apartment in Lisbon can cost €200+ per month more in heating and cooling than a B-rated one of the same size.
Pull at least three comparable transactions in the same building, street, or 200-metre radius from the last six months. Compare price per square metre.
If the asking price is more than 10% above comparable sales, you have negotiating leverage — and possibly a sign you're being shown a price calibrated for a less informed buyer. Portuguese sellers often start optimistically; informed buyers know that and respond accordingly.
Either you or someone working specifically for you needs to physically see the property before you sign the CPCV. Photos and videos miss damp, structural movement, neighbour noise, light at different times of day, the actual condition of common areas, and the gap between listing photos and reality.
If you can't visit, your buyer's agent should — and they should send you specific things you've asked them to check, not just a generic walk-through.
For investment properties expecting rental income: verify Alojamento Local (AL) licence status and any municipal containment-zone restrictions. As of December 2025, Lisbon prohibits new AL licences in six central parishes — and whether an existing licence carries over on sale depends on the municipality and current rules. Verify the specific address before assuming rental income.
For properties in historic zones: confirm any restrictions on renovations, façade changes, or interior modifications. Historic-zone protections can prevent the work you assumed you'd do after purchase.
This is the checklist we run on every property our clients consider — before they commit a euro. We're MOL Portugal, a Lisbon-based practice that designs and runs whole moves to Portugal, buyer-only and on your side. Since 2019, we've helped over 40 nationalities of expats buy property in Portugal. The entire process can happen remotely if you haven't moved yet.
If you're working through this checklist on a specific property and want a second pair of eyes — or you just want to talk through what your buying process should look like — book a Path Session with us directly. No sales pressure, just an straight conversation about whether we're the right fit for what you need.