Which documents should you check before buying a home?

Before committing

Start with four different checks

1. 01
   Land registry certificate (certidão permanente predial)

   It shows current registrations and pending applications, including the registered owner and any mortgages, court-ordered seizures (penhoras) or other registered charges.

2. 02
   Property tax record

   Check the location, property tax reference (artigo matricial), unit, areas, features and value used for property tax (valor patrimonial tributário, VPT). These are tax details and do not replace the land registry.

3. 03
   Use and building features

   Ask for the reference of the permit for the property’s approved use (licença de utilização) or the relevant exemption and, where applicable, the dwelling’s technical file. Compare the actual property with the available records.

4. 04
   Energy certificate and condominium

   Check that the energy certificate is valid. For an apartment, request information about fees, debts, approved works and recent owners’ meeting minutes.

Preliminary sale contract

The preliminary sale contract (CPCV) should cover unresolved issues

The preliminary sale contract — known in Portugal as the contrato-promessa de compra e venda (CPCV), and often translated as a “promissory contract” — is a binding agreement to enter into the final sale contract. It should identify the parties, property, price, deposit, deadlines and conditions. Do not assume that a generic template suits every situation.

If the purchase depends on a mortgage, bank valuation, the sale of another property, document regularisation or completion of works, discuss those dependencies before signing and have them drafted by a qualified professional.

Properties requiring extra checks

For older homes, land and detached houses, compare the areas too

Properties extended over time, outbuildings, pools, mixed-use properties or boundaries that are unclear on site require additional checks. Differences between reality, the tax record, the land registry and municipal records should be clarified before committing.

• Do not assume a structure is legal simply because it physically exists on the property.
• Check access, easements and boundaries where they matter for the intended use.
• For land, also consult the territorial plans and request formal information from the municipality.