Off-Plan Payment Calculator for Property in Lisbon, Portugal
Investing in an off-plan property in Lisbon offers a fantastic opportunity to secure a brand-new home, often at a competitive price. However, the payment structure is different from a traditional purchase—it's a staged process, aligning your payments with construction progress.
This calculator is designed to help you model that payment schedule, from the initial reservation fee to the final deed. Use it to plan your cash flow and understand your financial commitments. Below the calculator, you'll find a comprehensive guide to the off-plan buying process in Portugal, including legal protections, financing, and key risks to consider.
Payment Features:
How to Use Our Off-Plan Payment Calculator
Three simple inputs to model your complete payment schedule
The total agreed-upon purchase price with the developer.
The initial amount (typically €5,000 - €10,000) to take the unit off the market.
The percentage paid upon signing the CPCV. Typically 10% - 30% (minus reservation fee).
Payment Summary
Payment Schedule
Reservation
Secures your unit and takes it off the market
Initial Deposit
Paid when signing the promissory contract (CPCV)
Foundation Complete
After foundation work is completed
Structure Complete
When building structure is finished
Finishing Works
During final construction phase
Final Payment
Final payment when signing the deed (escritura)
* This calculator is for informational purposes only and should not be considered as financial or legal advice. Property prices, payment terms, and construction timelines may vary. Always verify details with the developer and consult with qualified professionals before making any commitments.
Understanding Your Payment Schedule: The 5 Key Stages
Off-plan purchases in Portugal follow a structured payment timeline linked to construction milestones. Each stage is legally defined in your CPCV and protects both buyer and developer.
Legal & Financial Protection: Buying Off-Plan Safely in Portugal
Portugal has strong legal protections for off-plan buyers, but due diligence is essential
For all payments made before the final deed, Portuguese law often requires the developer to provide a bank guarantee. This guarantees that if the developer goes bankrupt, your payments are protected and will be returned.
Always ask your lawyer to confirm this is included in the CPCV.
Appointing an independent lawyer is non-negotiable. Your lawyer will review the CPCV, verify the developer's licenses, ensure all legalities are met, and protect your interests.
Find Verified LawyersEnsure the developer is licensed with IMPIC (Institute for Public and Private Construction and Real Estate) and has a good track record. Request references and visit other completed projects.
You'll need a Portuguese Tax Number (NIF) to start this process.
The CPCV must include detailed plans (projectos) and a list of all materials and finishes (mapa de acabamentos) to protect against quality issues.
Why Use Our Payment Calculator?
Plan your off-plan investment with confidence
Pros & Cons of Buying Off-Plan in Lisbon
A balanced view to help you make an informed decision
Lower Price
Often 10-20% below the market price of a completed property.
Capital Appreciation
Your property's value can increase significantly by the time it's built.
Staged Payments
Spreads the financial commitment over 1-2 years (as shown in the calculator).
Customization
You can often choose finishes, layouts, and materials.
Brand New
Modern, energy-efficient home with a 5-year builder's guarantee.
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Construction Delays
Mitigation: A strong CPCV should include penalty clauses (cláusulas penais) for the developer for each day/month of delay.
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Developer Bankruptcy
Mitigation: This is what the Bank Guarantee is for. Verify it's in your CPCV.
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Final Product Differs
Mitigation: The CPCV must include detailed plans and a list of all materials and finishes.
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Market Fluctuation
The market could fall by completion. This is an inherent investment risk that cannot be fully mitigated.
How to Finance an Off-Plan Property in Portugal
Understanding your financing options for pre-construction purchases
Financing an off-plan property is different from a standard mortgage. Most Portuguese banks will not issue a mortgage for a property that is not yet built (i.e., has no Usage License).
Cash Buyer (Most Common)
Use your own funds to make the staged payments. Then get a standard mortgage for the final payment (e.g., the last 50-70%) at the Escritura when the property is completed.
Developer Financing
Some large developers offer their own financing plans. Terms vary significantly, so compare carefully.
Bridge/Construction Loan (Less Common)
Some lenders may offer construction loans, but these are less common for individual buyers. Consult with mortgage specialists.
Frequently Asked Questions
Common questions about off-plan property payments
Off-plan refers to buying a property before construction is completed. You sign a contract (CPCV) based on plans and make staged payments linked to construction milestones. This often offers a lower price and the ability to customize finishes.
The CPCV (Contrato de Promessa de Compra e Venda) is a legally binding promissory contract signed within 15-30 days of reservation. It outlines all terms: the price, construction timeline, payment milestones, and penalties for delays. This is the most important legal document in an off-plan purchase.
Yes, if you ensure your CPCV includes a Bank Guarantee (Garantia Bancária). Portuguese law requires developers to provide bank guarantees for all payments made before the final deed. This protects your money if the developer goes bankrupt. Always have your lawyer verify this is included.
Yes. You must budget for property taxes paid at the final deed. The main taxes are IMT (Property Transfer Tax) and Stamp Duty (IS). The amount depends on the property price. Use our IMT Tax Calculator to estimate these costs, or our True Cost Calculator for a complete breakdown.
Yes, this is possible by selling your "position" in the CPCV. This is called a cessão de posição contratual and has tax implications. We recommend consulting a lawyer to understand the legal and financial consequences.
Staged payments are made at specific construction milestones: reservation fee, foundation complete (typically 20%), structure complete (30%), finishing works (30%), and final payment (20%). The exact schedule is defined in your CPCV and tied to verified construction progress.
Most Portuguese banks will not issue a mortgage for an unbuilt property. The most common path is to use personal funds for staged payments, then get a standard mortgage for the final payment (50-70%) when the property is completed and has a Usage License. Some developers offer financing plans.
Key risks include construction delays, developer bankruptcy, the final product differing from plans, and market fluctuations. Mitigate these by: ensuring penalty clauses in the CPCV, verifying bank guarantees, requiring detailed plans and finishes lists, and working with reputable developers verified by IMPIC.
Ready to Plan Your Off-Plan Investment?
Now that you've calculated your payments and understand the process, the next step is to find your property and connect with verified professionals.
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