Documents to check before buying a property in Portugal

Key points

There is no identical document list for every property. This guide organises what a buyer should request and confirm before signing a commitment, to reduce the risk of surprises after the purchase.

1. Why you should check the documents before buying

Confirming the documentation before signing the promissory contract lets you spot problems — such as unresolved encumbrances, condominium debts or discrepancies in the tax record — while you still have room to negotiate or withdraw without major costs. Fixing these issues after completion is harder and can be more expensive.

The final document list depends on the property type, construction date, any alterations and the sellers' situation. Use this guide as a starting point and confirm the full list with whoever is supporting your purchase.

• Request the documents before signing the promissory contract.
• Check that the documents match the actual property.
• Adapt the list to the property's type and specific situation.

2. Permanent land registry certificate and tax property record

The permanent land registry certificate shows who is registered as owner and any encumbrances, mortgages or attachments recorded against the property. Ask the seller for the access code or request the certificate directly, and confirm the description matches the property you are buying.

The tax property record (caderneta predial) identifies the tax article, location, area and tax value of the property, and is also the basis for calculating IMT. Compare its details with the land registry and with the physical property.

• Confirm owners and encumbrances in the permanent land registry certificate.
• Compare the tax article, area and tax value in the tax record.
• Clarify any discrepancies before proceeding.

3. Use licence and housing technical file

The use licence, issued by the municipal council, confirms the property has been inspected and complies with its intended use. Since Decree-Law 10/2024 of 8 January, presenting this document at the deed or Casa Pronta is no longer mandatory — but the underlying obligation for the property to hold a licence, where applicable, still stands, and the document remains relevant for confirming the property's planning status.

The housing technical file is still required for buildings licensed after 30 March 2004, but the same decree-law removed the requirement to present it when buying. Even so, ask the seller for it before signing the CPCV: the bank may still require it to grant mortgage credit, and its absence can signal issues worth clarifying before proceeding.

• Confirm the use licence exists, even though presenting it at the deed is no longer required.
• Ask the seller for the housing technical file before the CPCV, where applicable.
• Check whether the bank requires these documents for the loan, regardless of the law no longer requiring them at completion.

4. Energy performance certificate

The energy certificate shows the property's performance class and must be available and valid for buildings covered by the certification regime. Confirm the certificate number and check its validity on the SCE portal before proceeding.

The energy class must also appear in listings for covered properties, which lets you compare options during your search.

• Confirm the number, validity and property match.
• Check the energy class on the SCE portal.
• Use the energy class to compare properties during your search.

5. Apartments: condominium and any existing tenancies

For autonomous units, ask the condominium manager for a statement of charges and debts, with amounts and dates. This statement is usually required at completion and helps avoid liability for the seller's debts.

Also check whether the property has any tenancy in place. A lease can continue after the sale, so confirm its terms, duration and the tenant's rights before deciding to buy.

• Request the condominium charges and debt statement.
• Check whether any tenancy is currently in place.
• Assess how an existing tenancy affects your decision.

6. Organise a file and confirm with a professional

Gather legible copies of all documents, note the validity of each and avoid sharing personal data with recipients who do not need it. Keep completion documents separate from tax records.

Before signing the promissory contract or the deed, ask a professional to confirm the final list, the validity of the documents and any special situations, such as inheritance, co-ownership or representation under a power of attorney.

• Organise and date the documents you have gathered.
• Confirm the final list with a professional before signing.
• Flag special situations, such as inheritance or a power of attorney.