The 5-Step Lisbon Property Roadmap

Complete guide to buying property in Portugal

1 2 3 4 5

Step 4 of 5

Buy With Confidence

From negotiation to legal process — every step mapped out clearly.

Read the complete purchase process guide

Timeline from Accepted Offer to Key Handover

Complete timeline from offer acceptance to key handover, including all legal and administrative steps.

Accepted Offer to Reservation

Immediately. A reservation deposit of ~€5,000 is placed.

Reservation to Promissory Contract (CPCV)

A few days. The buyer's lawyer conducts initial legal checks.

CPCV to Final Deed (Escritura Pública)

2 to 12 weeks (approx. 30 to 90 days). Final due diligence is completed and financing is secured.

Escritura to Land Registry Registration

Registration must be completed within 10 continuous days by law, but often processed in 3-5 working days. Urgent requests can be done in one day.

Accepted Offer to Reservation

Immediately. A reservation deposit of ~€5,000 is placed.

Reservation to Promissory Contract (CPCV)

A few days. The buyer's lawyer conducts initial legal checks.

CPCV to Final Deed (Escritura Pública)

2 to 12 weeks (approx. 30 to 90 days). Final due diligence is completed and financing is secured.

Escritura to Land Registry Registration

Registration must be completed within 10 continuous days by law, but often processed in 3-5 working days. Urgent requests can be done in one day.

Reservation Contract vs. CPCV vs. Escritura

Understanding different contract types: reservation contracts, CPCV, and final deed (Escritura).

Reservation Contract

Legal Force:

A simple, non-mandatory agreement to temporarily reserve a property.

Penalty:

The small deposit (~€5,000) is often non-refundable if the buyer withdraws.

CPCV (Contrato Promessa de Compra e Venda - Promissory Contract)

Legal Force:

A legally binding preliminary agreement that formalizes the deal. Highly common and provides substantial protection.

Penalty:

If the buyer withdraws, the deposit (10-30%) is forfeited. If the seller defaults, they must return double the deposit.

Language:

Official CPCV is in Portuguese; a lawyer will provide explanations in English.

Escritura Pública (Final Deed of Sale)

Legal Force:

The definitive, legally binding document that formally completes the sale and transfers ownership. Signed in the presence of a certified notary.

Penalty:

Not applicable at this stage as the transaction is being completed.

Language:

The Escritura is a legal document in Portuguese. A bilingual lawyer or translator is essential for non-speakers.

Remote Closing: Options for Foreign Buyers

Options for completing property transactions remotely, including power of attorney and digital solutions.

Need help with remote closing? Our verified professionals can assist with all documentation and procedures.

Power of Attorney assistance Remote notary services

Power of Attorney (PoA)

The most established and widely used method. A lawyer acts on the buyer's behalf to sign documents and complete the process.

Online Notary and Digital Options

Portugal is moving towards enabling 100% digital real estate transactions. New legislation is anticipated, possibly before the end of 2025, which would allow remote electronic identity verification and completion.

Flying In

The traditional method involving the physical presence of the buyer at the notary's office for the final deed signing.

Escrow and Deposit Protection

Understanding escrow services and deposit protection mechanisms for secure property transactions.

CPCV Deposit Protection

Protected by Portuguese law, which mandates a double-deposit penalty for seller default.

Find lawyers for CPCV review and deposit protection →

Escrow Accounts

Commonly used for small reservation deposits, but 'not commonly observed' for the main 10-30% CPCV deposit.

Lawyer's Role

Paramount in reviewing the contract, ensuring compliance with law, and including necessary protective conditions in the CPCV.

Find real estate lawyers →Find notaries for escritura →

Land-Registry Registration Deadline and Verification

Understanding land registry registration deadlines and verification processes for property ownership.

Registration Deadline

Registration must be completed within 10 continuous days of the deed signing. In practice, it's typically 3-5 working days.

Verification

A permanent land registry certificate can be requested online via www.predialonline.pt to verify correct registration. It costs €15 and is valid for six months.

Utility Transfers for Non-Residents

Guide to transferring utilities for non-resident property buyers in Portugal.

Required Documents

Portuguese address

NIF

identification (passport)

bank information

previous tenant's utility bill (helpful)

Setup Process

Electricity and Gas

Providers:

EDPIberdrola

Can be completed online or in person. Activation takes 72 business hours to 5 business days for electricity.

Water

Providers:

Local municipalities (e.g., Águas do Tejo, EPAL).

Account setup can be done online or in person. Bills include water, sewage, and waste charges.

Fiber (Internet, Phone, TV)

Providers:

MeoNOSVodafone

Requirement: A residency permit is generally required to sign up for a broadband package. A tax number, ID, and proof of address are essential for a monthly contract.

Service Cancellation

Advise former utility providers at least 30 days in advance and provide a final meter reading.

Find electricians for electrical inspections and setup →

Mandatory Insurance and Annual Premiums

Understanding mandatory insurance requirements and annual premium costs for property owners.

When securing a mortgage, banks typically require specific insurance policies.

Multi-Risk Home Insurance (Seguro Multi-riscos Habitação)

Mandatory: Legally mandatory for properties under a horizontal property regime (apartments).

Banks require comprehensive coverage including fire, flood, storms, earthquakes, theft, and civil liability.

Annual Premium: Typically €100 to €200 per year.

Life Insurance (Seguro de Vida)

Mandatory: Not legally mandated, but a common requirement by banks for mortgage approval.

Ensures the loan is paid off in the event of the borrower's death or permanent disability.

Monthly Premium: Generally €15 to €30 per month.

Cost Disclosure

Insurance costs are integrated into the Total Amount Payable by the Consumer (MTIC) and the Annual Percentage Rate of Charge (APR) in the mortgage contract.

Fiscal Address and Tax Representative for Non-Residents

Understanding fiscal address requirements and tax representative obligations for non-resident property owners.

Fiscal Address

Every individual with a NIF must have a registered fiscal address for all correspondence from the tax authority (Finanças).

Tax Representative

Requirement: Generally mandatory for non-EU/EEA/Switzerland citizens who have financial ties in Portugal and remain non-resident.

Role: Acts as the official liaison with the Finanças, ensuring tax compliance.

Exemption: An exemption from July 2022 applies to some non-residents in EU/EEA countries who use electronic notifications, but typically not to other non-EU citizens.

Appointment: Can be an individual or a company (law firm, accounting service).

Cost: Annual cost ranges from €50 to over €1,000. Some services charge ~€350 annually.

The 5-Step Lisbon Property Roadmap

Complete guide to buying property in Portugal

1 2 3 4 5

Step 4 of 5

Buy With Confidence

From negotiation to legal process — every step mapped out clearly.

Read the complete purchase process guide

Timeline from Accepted Offer to Key Handover

Complete timeline from offer acceptance to key handover, including all legal and administrative steps.

Accepted Offer to Reservation

Immediately. A reservation deposit of ~€5,000 is placed.

Reservation to Promissory Contract (CPCV)

A few days. The buyer's lawyer conducts initial legal checks.

CPCV to Final Deed (Escritura Pública)

2 to 12 weeks (approx. 30 to 90 days). Final due diligence is completed and financing is secured.

Escritura to Land Registry Registration

Registration must be completed within 10 continuous days by law, but often processed in 3-5 working days. Urgent requests can be done in one day.

Accepted Offer to Reservation

Immediately. A reservation deposit of ~€5,000 is placed.

Reservation to Promissory Contract (CPCV)

A few days. The buyer's lawyer conducts initial legal checks.

CPCV to Final Deed (Escritura Pública)

2 to 12 weeks (approx. 30 to 90 days). Final due diligence is completed and financing is secured.

Escritura to Land Registry Registration

Registration must be completed within 10 continuous days by law, but often processed in 3-5 working days. Urgent requests can be done in one day.

Reservation Contract vs. CPCV vs. Escritura

Understanding different contract types: reservation contracts, CPCV, and final deed (Escritura).

Reservation Contract

Legal Force:

A simple, non-mandatory agreement to temporarily reserve a property.

Penalty:

The small deposit (~€5,000) is often non-refundable if the buyer withdraws.

CPCV (Contrato Promessa de Compra e Venda - Promissory Contract)

Legal Force:

A legally binding preliminary agreement that formalizes the deal. Highly common and provides substantial protection.

Penalty:

If the buyer withdraws, the deposit (10-30%) is forfeited. If the seller defaults, they must return double the deposit.

Language:

Official CPCV is in Portuguese; a lawyer will provide explanations in English.

Escritura Pública (Final Deed of Sale)

Legal Force:

The definitive, legally binding document that formally completes the sale and transfers ownership. Signed in the presence of a certified notary.

Penalty:

Not applicable at this stage as the transaction is being completed.

Language:

The Escritura is a legal document in Portuguese. A bilingual lawyer or translator is essential for non-speakers.

Remote Closing: Options for Foreign Buyers

Options for completing property transactions remotely, including power of attorney and digital solutions.

Need help with remote closing? Our verified professionals can assist with all documentation and procedures.

Power of Attorney assistance Remote notary services

Power of Attorney (PoA)

The most established and widely used method. A lawyer acts on the buyer's behalf to sign documents and complete the process.

Online Notary and Digital Options

Flying In

The traditional method involving the physical presence of the buyer at the notary's office for the final deed signing.

Escrow and Deposit Protection

Understanding escrow services and deposit protection mechanisms for secure property transactions.

CPCV Deposit Protection

Protected by Portuguese law, which mandates a double-deposit penalty for seller default.

Find lawyers for CPCV review and deposit protection →

Escrow Accounts

Commonly used for small reservation deposits, but 'not commonly observed' for the main 10-30% CPCV deposit.

Lawyer's Role

Paramount in reviewing the contract, ensuring compliance with law, and including necessary protective conditions in the CPCV.

Find real estate lawyers →Find notaries for escritura →

Land-Registry Registration Deadline and Verification

Understanding land registry registration deadlines and verification processes for property ownership.

Registration Deadline

Registration must be completed within 10 continuous days of the deed signing. In practice, it's typically 3-5 working days.

Verification

A permanent land registry certificate can be requested online via www.predialonline.pt to verify correct registration. It costs €15 and is valid for six months.

Utility Transfers for Non-Residents

Guide to transferring utilities for non-resident property buyers in Portugal.

Required Documents

Portuguese address

NIF

identification (passport)

bank information

previous tenant's utility bill (helpful)

Setup Process

Electricity and Gas

Providers:

EDPIberdrola

Can be completed online or in person. Activation takes 72 business hours to 5 business days for electricity.

Water

Providers:

Local municipalities (e.g., Águas do Tejo, EPAL).

Account setup can be done online or in person. Bills include water, sewage, and waste charges.

Fiber (Internet, Phone, TV)

Providers:

MeoNOSVodafone

Requirement: A residency permit is generally required to sign up for a broadband package. A tax number, ID, and proof of address are essential for a monthly contract.

Service Cancellation

Advise former utility providers at least 30 days in advance and provide a final meter reading.

Find electricians for electrical inspections and setup →

Mandatory Insurance and Annual Premiums

Understanding mandatory insurance requirements and annual premium costs for property owners.

When securing a mortgage, banks typically require specific insurance policies.

Multi-Risk Home Insurance (Seguro Multi-riscos Habitação)

Mandatory: Legally mandatory for properties under a horizontal property regime (apartments).

Banks require comprehensive coverage including fire, flood, storms, earthquakes, theft, and civil liability.

Annual Premium: Typically €100 to €200 per year.

Life Insurance (Seguro de Vida)

Mandatory: Not legally mandated, but a common requirement by banks for mortgage approval.

Ensures the loan is paid off in the event of the borrower's death or permanent disability.

Monthly Premium: Generally €15 to €30 per month.

Cost Disclosure

Insurance costs are integrated into the Total Amount Payable by the Consumer (MTIC) and the Annual Percentage Rate of Charge (APR) in the mortgage contract.

Fiscal Address and Tax Representative for Non-Residents

Understanding fiscal address requirements and tax representative obligations for non-resident property owners.

Fiscal Address

Every individual with a NIF must have a registered fiscal address for all correspondence from the tax authority (Finanças).

Tax Representative

Requirement: Generally mandatory for non-EU/EEA/Switzerland citizens who have financial ties in Portugal and remain non-resident.

Role: Acts as the official liaison with the Finanças, ensuring tax compliance.

Exemption: An exemption from July 2022 applies to some non-residents in EU/EEA countries who use electronic notifications, but typically not to other non-EU citizens.

Appointment: Can be an individual or a company (law firm, accounting service).

Cost: Annual cost ranges from €50 to over €1,000. Some services charge ~€350 annually.