Property Purchase Process in Portugal (Step-by-Step) | ACPS Real Estate

Buying a home in Portugal can feel like a big leap - especially if you’re doing it from abroad. The good news is the process is clear, and with the right people around you, it can be calm and straightforward.

At ACPS Real Estate (Property by Calvin), we’ll guide you step by step with a gentle, no-pressure approach - and we’ll always recommend that your purchase is handled and checked by an independent lawyer.

Want a quick chat about your plan and timeline? Message Calvin on WhatsApp or Contact Us.

Step 1: Start with a licensed estate agent (and verify it)

In Portugal, real estate agencies should be properly licensed. A reputable agent will be transparent about their credentials and the paperwork used throughout the process.

You can also read more about our credentials and professional membership here: Our licence and professional membership (AMI and APEMIP).

Step 2: Choose an independent lawyer (advogado) or solicitor (solicitador)

When you’re ready to move forward, appoint a lawyer to represent your interests and carry out the legal checks. Many legal professionals in Portugal speak excellent English.

If you’re buying from overseas or can’t be present for every signature, your lawyer may be able to act for you via Power of Attorney.

Step 3: Arrange your NIF, banking and finance

A key early step is obtaining a fiscal number called the Número de Identificação Fiscal (NIF). You’ll need a NIF for:

• Signing contracts

• Paying taxes and fees

• Opening a Portuguese bank account

Your lawyer can advise on the appropriate NIF arrangements for your situation. A Portuguese bank account can be useful for the purchase and ongoing bills; confirm the payment arrangements with your lawyer and any lender. If you need a mortgage, discuss eligibility, valuation and funding early, before agreeing to a commitment that depends on finance.

Step 4: Find the right property and make an offer

Once you’ve narrowed down areas and property types, you’ll view homes and make an offer when you’re ready.

This is where local guidance matters most - not just on the property itself, but on the lifestyle, the neighbourhood, access to amenities, and what will suit your day-to-day life.

Step 5: Complete the key checks before committing

Before signing a binding CPCV or paying a deposit, have your independent lawyer review the property documents and proposed terms. I would ask them to explain any unresolved issue and the protection you need before you commit. Checks commonly cover:

• Ownership, the seller’s authority to sell, registration and any charges or restrictions.
• The property’s tax record, documented areas, boundaries and legal access.
• Relevant municipal permissions, authorised use and the status of extensions, pools and annexes.
• Applicable condominium obligations, occupancy arrangements and outstanding matters affecting the purchase.

Arrange an independent technical inspection where appropriate. Legal checks and a building inspection answer different questions. Any remaining work and conditions should be addressed with your lawyer before signing, with the necessary final checks repeated before completion.

Step 6: Agree and review the Promissory Contract (CPCV)

The Contrato-Promessa de Compra e Venda (CPCV) is commonly used to record the agreed price, deposit, conditions and completion dates. It is not compulsory for every purchase, but signing it creates a binding commitment.

Have your lawyer draft or review the contract, explain the consequences of default and confirm how any finance or outstanding-document conditions are written. The deposit amount, payment timing and recipient should be agreed and checked before you transfer funds.

Step 7: Prepare the taxes, complete the transfer and register ownership

Before the final transfer, your lawyer and the professional handling completion should confirm the remaining funds, IMT and stamp duty payment or exemption evidence, and the required documents. Agree the arrangements for any existing mortgage, keys and registration.

A property purchase can be formalised by a public deed (Escritura) or an authenticated private document (Documento Particular Autenticado), using the appropriate authorised professional or service. Confirm the registration of your acquisition with the Portuguese Land Registry and keep the completion documents.

What fees should you expect?

Costs can vary depending on the property price, your situation, and the structure of the purchase. For a clear explanation of the main taxes and typical buying costs, read our guide here:

2026 guide: IMT and fees explained

Want help planning your next steps?

If you’d like a calm, straightforward conversation about areas, budgets, and timelines, Calvin is happy to help.

• Message Calvin on WhatsApp

• Or reach us here: Contact Us

Best wishes,
Calvin

Calvin Gibson
ACPS Real Estate | Property by Calvin