The three make-or-break moments
The deal is secured at the CPCV (Contrato de Promessa de Compra e Venda). After that, you pay taxes, finalise financing, and complete due diligence. The final step is the escritura (deed) at the notary. Each moment carries different risks for your deposit.
Typical timeline (offer to deed)
- 1Moment 1: CPCV signed
Deposit (often 10–30%) is paid. Without the right clauses (financing, inspection, regularisation), this is where you can lose €30,000–€100,000+ if something goes wrong.
- 2Moment 2: Financing & due diligence
Bank approval, IMT calculation, and final checks. The 4–8 weeks between CPCV and escritura are where missed deadlines and unresolved issues can still put your deposit at risk.
- 3Moment 3: IMT, stamp duty & escritura
IMT and stamp duty must be paid before the deed. On escritura day you sign at the notary, transfer the remaining funds, and receive keys.
What's at stake in this phase
If you treat Transaction as "just paperwork"
- CPCV clauses may not match your situation, leaving your deposit exposed if financing, inspection, or title issues arise.
- IMT and stamp duty deadlines can be missed or misunderstood, delaying or even jeopardising the deed.
- Key documents end up scattered across email threads and chats, making it harder for your lawyer to act quickly if a problem appears.
If you treat Transaction as "closing with protection"
- A lawyer-reviewed CPCV, with clear conditions and deadlines, sets out when you can walk away with your deposit intact.
- Taxes are calculated and paid on time, with receipts organised, so escritura day is an efficient formality instead of a scramble.
- Tools like the True Cost Calculator, Fiduciary Vault, and Legal Protection page work together to keep your numbers, documents, and obligations clear.
Transaction checklist
- After your offer is accepted
- Request the draft CPCV from the seller or agent.
- Send it to a real estate lawyer for review and proposed changes.
- Run the True Cost Calculator so you understand total purchase cost, not just price.
- CPCV negotiation and signing
- Agree on protective clauses (financing, inspection, regularisation, walkthrough).
- Confirm where the deposit will be held (ideally lawyer or escrow account).
- Sign the CPCV and transfer the deposit once your lawyer is satisfied.
- Financing and due diligence
- Submit your mortgage application and respond promptly to bank requests.
- Complete any inspections recommended in the valuation phase.
- Store signed contracts, approvals, and reports in the Fiduciary Vault and share with your lawyer.
- Preparing for escritura
- Pay IMT and Stamp Duty ahead of the deed date and keep the receipts accessible.
- Agree the escritura appointment with notary, bank, and seller.
- Schedule a final walkthrough if your CPCV allows, and flag any changes to your lawyer.
The CPCV: key clauses to have
The CPCV is binding. Your lawyer should ensure it is tailored to your situation, not a generic template. Three clauses that protect you:
- Subject to financing: If you need a mortgage, this clause lets you cancel and recover your deposit if the bank refuses the loan.
- Regularisation: The seller must correct any documentation issues (e.g. Simplex discrepancies) before the deed.
- Inventory and inspection: The property is delivered in its current state, with a final walkthrough possible shortly before the escritura.
If the seller defaults, they typically refund double the deposit; if the buyer defaults, the seller may retain the deposit. Deposit levels in 2026 often sit between 10% and 30%.
IMT, stamp duty, and ongoing costs (2026)
IMT (Imposto Municipal sobre Transmissões) is a sliding-scale transfer tax. Primary residence has lower or zero rates up to a threshold; second homes and investment purchases are taxed at a higher band. Stamp duty is 0.8% on the purchase price. Use our True Cost Calculator for your scenario. Ongoing costs include IMI (municipal property tax, often 0.3–0.45% of taxable value) and, for some high-value properties, AIMI.
| Value (Continente) | Primary residence | Second home |
|---|---|---|
| Up to €106,346 | 0% (exempt) | 1% |
| €106,346 – €145,470 | 2% | 2% |
| €145,470 – €198,347 | 5% | 5% |
| €198,347 – €330,539 | 7% | 7% |
| €330,539 – €660,982 | 8% | 8% |
| €660,982 – €1,150,853 | 6% (flat) | 6% |
| Above €1,150,853 | 7.5% (flat) | 7.5% |
Non-residents and some entities may face different rates. Stamp duty is 0.8% across brackets. Tax rules change; confirm with a lawyer or accountant.
On a €500,000 second home, for example, IMT is roughly €38,000, stamp duty adds €4,000, and legal plus notary fees are commonly around €4,000—about €46,000 on top of the purchase price.
Mortgages in 2026
For residents, LTV is often 80–90%; for non-residents, 60–70% is typical. Loans are usually repaid by age 75. Many products offer a fixed period (e.g. 5 years) then variable (Euribor). Life and property insurance add to monthly costs—factor them into your budget with our Mortgage Scanner.
Tools for Transaction
Frequently asked questions
Strongly recommended. A lawyer reviews the CPCV, checks the title (Certidão de Teor), ensures IMT and stamp duty are calculated correctly, and protects you if the seller defaults or documentation is wrong. For international buyers, having someone who speaks your language and knows Portuguese property law is essential.
Close with a verified lawyer
A real estate lawyer in Lisbon can handle CPCV review, IMT and stamp duty, title checks, and the escritura. We only list vetted professionals.
Find real estate lawyers in Lisbon