Buying and selling a home, without the doubts

More than the deposit. For an owner-occupied primary residence, banks generally finance up to 90% of the lower of the price or the valuation. Plan on a deposit of at least 10%, plus the purchase costs on top.

• ›Deposit: at least 10% of the property value.
• ›Purchase costs (taxes, deed and registrations): around 7% to 8% of the value.
• ›If you take a mortgage: add the bank valuation, fees and insurance.

For a 300,000€ home, that means having the deposit plus around 20,000€ to 24,000€ in costs available. We work this out with you before you commit, so there are no surprises.

The two largest are taxes paid before the deed, but there are others to count.

• ›IMT (property transfer tax): progressive, between 0% and 8% depending on the value.
• ›Stamp Duty: 0.8% of the value.
• ›Deed and registrations: around 375€ to 700€, depending on whether there's a mortgage.
• ›With a mortgage: bank fees, valuation and insurance.

There are significant benefits for buyers up to 35 on a first home, with exemption from IMT and Stamp Duty up to certain values. Because the tables change every year, we confirm the exact figures for your case with you.

The debt-to-income ratio is the share of your net income that goes to loan payments. The lower it is, the more room you have in your budget.

• ›Healthy reference: around 35% of income.
• ›Limit banks usually respect: up to around 45% of household income.

Before house-hunting, the most useful step is mortgage pre-approval. It gives you bargaining power, saves time on homes out of reach and speeds up closing. We work with credit intermediaries registered with the Bank of Portugal, and we always look at the APRC, not just the spread.

The CPCV (promissory purchase and sale contract) binds buyer and seller before the deed, usually while the mortgage and paperwork are arranged. On signing, the deposit is paid, generally 10% to 20% of the price. The law protects both sides.

• ›If the buyer pulls out without justification: they lose the deposit.
• ›If the seller pulls out: they return double the deposit.

It's a serious and binding document. We guide you through every clause so you sign with confidence and no doubts.

It depends mostly on the mortgage, but there's a usual rhythm. With the paperwork in order, expect two to three months on average between an accepted offer and the deed.

• ›From accepted offer to CPCV: around 1 to 2 weeks.
• ›Mortgage approval by the bank: around 4 to 8 weeks.
• ›From CPCV to deed: whatever the parties agree, generally 30 to 90 days.

Cash buyers close much faster. Mortgage pre-approval, done before house-hunting, is what shortens the process most. We manage the schedule and the documents so there's no dead time.

You can, and we guide many international buyers. The first step is getting the NIF (tax number) in Portugal.

• ›NIF: required. Those resident outside the EU/EEA need a tax representative in Portugal.
• ›Mortgages for non-residents: banks generally finance 70% to 80% of the value, with a 20% to 30% deposit.
• ›Documentation: usually a little more demanding than for residents.

Since 2023, buying property no longer gives access to the Golden Visa. Buyers do so for the lifestyle, the income or the appreciation. We guide the whole process in Portuguese, English and French, from the NIF to the deed.

The right price is the one that sells in good time without devaluing your asset. It's set with data, not guesswork.

• ›Price basis: real comparable sales in your area, not asking prices.
• ›Adjustments: the condition, layout and energy efficiency of the home.
• ›Agency commission: not set by law, typically around 5% + VAT, and always in writing.

Overpricing is the costliest mistake, because the home goes cold on the market and ends up selling for less. Our commission includes valuation, professional photography and video, portal presence, viewings, negotiation and document handling. We start with a free market study so you begin from the right number.

There's a capital gain when you sell for more than you paid, after deducting what you invested and your expenses. For individuals selling a home, only half of that gain is taxed under personal income tax.

• ›Main exemption: selling your primary residence and reinvesting in another primary residence, in Portugal or the EU/EEA.
• ›Reinvestment windows: up to 36 months after the sale or 24 months before.
• ›Specific regimes: there are special conditions for people over 65.

Purchase and sale expenses reduce the calculation, which lowers the tax. As this is the area that raises the most questions, we help you plan and confirm with your accountant before selling.

Gathering the paperwork early avoids delays at closing. The energy certificate is mandatory and must be available from the moment you advertise.

• ›Energy certificate: mandatory to advertise and to sell.
• ›Property tax record (caderneta predial) and the permanent land registry certificate.
• ›Use licence and, where it exists, the housing technical sheet.
• ›Owner identification and, in apartment buildings, a no-debt declaration from the condominium.

If the home has a mortgage on it, you'll need the distrate (the document that cancels the charge) at the deed. We handle gathering and checking these documents with you, so you reach the deed without surprises.