Off-Plan Properties Lisbon 2025: The Complete Foreign Buyer's Playbook

Portuguese law (DL 57/2019) forces the developer to issue a bank guarantee or insurance bond covering 100 % of all deposits. If insolvency occurs, you file a claim against the guarantee institution (usually a major Portuguese bank) and receive your money back – typically within 60 days. Our site only lists developers who have provided valid guarantees.

Standard CPCV contracts are binding and do NOT contain a ‘market-value’ exit. You can only walk away without penalty if you inserted a financing-contingency clause and your mortgage is declined, or if the developer breaches (e.g., major delay). Hedge the risk by limiting pre-completion payments and choosing projects with strong rental demand.

In Lisbon 2024 the average off-plan discount was 15 % vs. equivalent resale (APPII). On top, capital values rose 12.8 % between CPCV and key handover – giving early buyers a combined 28 % equity uplift before occupancy. Discounts are smaller (5-8 %) in ultra-prime districts but still outperform resale capital growth.

No. Steps 1-5 (reservation, CPCV, milestone payments) can be done remotely with scanned signatures and video-ID. For escritura you may give your lawyer a power-of-attorney (Procuração) – notarised at any Portuguese consulate or via online notary since 2024. Only 11 % of our foreign clients fly in for completion.

Budget 7-8 % for IMT transfer tax (sliding scale), 0.8 % stamp duty, ~€1.2 k notary/registration, 1-1.5 % lawyer, €300-500 valuation, €1.2-1.5 k mortgage fees. No agency fee (developer pays). New builds are exempt from IMI municipal tax for 3 years – saving ~0.3-0.45 %/yr.

French (22 %) – seeking 6 %+ yields and cultural proximity; Brazilians (18 %) – language + NHR tax; Americans (12 %) – dollar strength + Golden Visa light; Germans (10 %) – eco-certified buildings. All cite the 15 % pre-completion discount and 100 % deposit guarantee as key differentiators vs. Spain or Italy.

Delays beyond agreed timelines trigger penalty clauses in the CPCV contract – typically €50-100 per day after grace period. Quality issues are protected by mandatory 3-year construction warranties and independent snag surveys before key handover. For major defects, buyers can withhold final payments until remediation. All top-tier developers provide detailed quality control protocols and regular progress reports.

Evaluate five key factors: 1) Developer reputation and IMPIC track record, 2) Location and transport connectivity, 3) Payment schedule flexibility and bank guarantee strength, 4) Amenities and energy certification, 5) Completion timeline vs. your requirements. Our platform provides developer risk scores, location analytics, and comparative ROI projections for informed decision-making.

Most developments offer upgrade packages for kitchens, bathrooms, flooring, and fixtures – typically 10-25% of purchase price. Changes must be requested within 90 days of CPCV signing and before construction reaches finishing stage. Premium developers offer virtual design consultations and 3D visualization tools. Standard finishes are included in base price with 3-5 upgrade tiers available.

CPCV (Contrato de Promessa de Compra e Venda) is the binding promissory contract signed early in the process – it commits both parties but ownership remains with developer. Escritura is the final deed transferring legal ownership, signed at completion. Key difference: CPCV secures your unit and price; escritura grants actual property rights. Both are protected by bank guarantees and can be signed remotely with power of attorney.