What documents do I need to buy in Portugal?

Authored by the expert who managed and guided the team behind the Portugal Property Pack

Everything you need to know before buying real estate is included in our Portugal Property Pack

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INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Portugal. If you'd like to learn more about us, you can check our presentation page.

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At InvestRopa, we explore the Portuguese real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Lisbon, Porto, and the Algarve. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

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João Morais 🇵🇹

Founder | Real Estate Advisor, at Wilderness Investments

João Morais is an expert in the Portuguese real estate market. With a network of trusted connections and years of experience, João ensures a seamless experience, guiding clients through every step of the buying process, from property search to contract negotiations. After speaking with him, we reviewed the blog post, made some changes, and included his experience to make it richer.

Do I need a Portuguese tax identification number (NIF) before starting the buying process?

Yes, you absolutely need a Portuguese NIF (Número de Identificação Fiscal) before starting any property purchase in Portugal.

The NIF is mandatory for all financial transactions in Portugal, including property purchases, bank account openings, and mortgage applications. As of September 2025, you cannot proceed with any real estate transaction without this number.

You can obtain your NIF by visiting a Portuguese tax office (Finanças), Portuguese consulate in your home country, or through an authorized fiscal representative. The process typically takes 1-2 weeks and costs around €10-15.

It's something we develop in our Portugal property pack.

What documents prove my identity and residency when buying property in Portugal?

You need a valid passport or national ID card as your primary identity document when buying property in Portugal.

For EU/EEA citizens, a national ID card is sufficient, while non-EU citizens must present a valid passport. Additionally, you must provide proof of your current address through a utility bill, rental contract, or bank statement dated within the last 3 months.

If you live abroad, you'll need to provide proof of address from your home country and may need to appoint a Portuguese fiscal representative. Some banks and notaries may also require additional documentation such as a criminal background check or apostilled documents depending on your nationality.

All foreign documents must be translated into Portuguese by a certified translator and may require apostille certification depending on your country of origin.

Which financial documents do I need to show the source of funds for the purchase?

You must provide at least 6 months of recent bank statements showing your financial history and the accumulation of funds for the property purchase.

Recent payslips (typically the last 3-6 months) are required to demonstrate regular income. If you're self-employed, you'll need tax returns and business financial statements from the past 2-3 years.

For gifted funds, you need a signed gift letter from the donor, their bank statements showing the transfer, and documentation proving their relationship to you. If funds come from selling another property, provide the completion statement and proof of sale proceeds.

Portuguese authorities are particularly strict about anti-money laundering compliance, so all large transactions must be clearly documented with legitimate sources. Cryptocurrency funds may require additional documentation showing the conversion to traditional currency.

Do I need a Portuguese bank account, and what paperwork is required to open one?

While not legally mandatory, having a Portuguese bank account is strongly recommended and required if you plan to get a mortgage.

To open a Portuguese bank account, you need your NIF, valid passport or ID card, proof of address (utility bill within 3 months), and sometimes proof of employment or income source. Some banks may require a minimum initial deposit ranging from €100 to €1,000.

Non-resident accounts typically have higher fees and may require additional documentation such as a reference letter from your home country bank. The account opening process usually takes 1-2 weeks once all documents are submitted.

Having a Portuguese bank account simplifies the property purchase process, as it allows for easier money transfers, automatic payment setups for utilities and taxes, and demonstrates financial commitment to Portuguese institutions.

What documents are needed to get a mortgage in Portugal as a foreign buyer?

Foreign buyers need comprehensive financial documentation to secure a Portuguese mortgage.

Document Type	Specific Requirements	Validity Period
Identity Documents	Valid passport/ID, NIF certificate	Current at application
Income Proof	3-6 months payslips, employment contract	Most recent available
Financial History	6-12 months bank statements from home country	Within 3 months of application
Credit Information	Credit report from home country, debt statements	Within 6 months
Business Documents	Tax returns, business registration (if self-employed)	Last 2-3 years
Property Documents	Property valuation, purchase agreement	Current transaction

Which documents confirm the seller's ownership and that the property is free of debts?

The Land Registry Certificate (Certidão de Teor or Registo Predial) is the primary document that confirms the seller's legal ownership and reveals any encumbrances on the property.

This certificate shows the complete ownership history, any mortgages, liens, or legal restrictions affecting the property. You should request a certificate dated within 30 days of your offer to ensure the most current information.

The Caderneta Predial (property tax certificate) provides additional confirmation of ownership and details the property's tax assessment, registration details, and any outstanding property taxes. Both documents are essential for verifying clear title before proceeding with the purchase.

Your lawyer should carefully review these documents to identify any issues such as unpaid debts, legal disputes, or restrictions that could affect your ownership rights after purchase.

Do I need a land registry certificate, and where do I get it?

Yes, the Land Registry Certificate is absolutely essential for any property purchase in Portugal.

You obtain this certificate from the local Conservatória do Registo Predial (Land Registry office) in the area where the property is located. The certificate can be requested online through the Portuguese Ministry of Justice portal or in person at the registry office.

The certificate costs approximately €15 and is typically available within 24-48 hours if requested online, or immediately if obtained in person. This document provides the legal foundation for verifying ownership and ensuring the property can be legally transferred.

Always request the most recent version of this certificate, as property situations can change quickly, and lenders will require a current certificate for mortgage approval.

It's something we develop in our Portugal property pack.

Which documents from the local council confirm the property's building license and usage permit?

The Licença de Utilização (Usage License) or Licença de Habitação (Habitation License) from the local council confirms that the property is legally built and fit for its intended use.

This license proves the property was constructed according to approved plans and meets safety and building code requirements. Without this license, the property may be considered illegal, making it difficult to sell, rent, or obtain financing in the future.

You can obtain this document from the local Câmara Municipal (city council) where the property is located. The license should match the property's current configuration and intended use (residential, commercial, etc.).

If the property has been renovated or expanded since the original license was issued, ensure all modifications have proper licensing documentation, as unlicensed alterations can create significant legal and financial problems.

What proof of payment or deposit documents must I keep during the buying process?

You must maintain detailed records of all financial transactions throughout the property purchase process.

Bank transfer receipts showing deposits paid to the seller or real estate agent should be kept as proof of payment. These receipts must clearly show the recipient, amount, date, and reference to the property transaction.

Signed deposit agreements detailing the amount paid, conditions for refund or forfeiture, and timeline for completing the purchase are essential legal documents. Any checks or cash payments should have written receipts signed by the recipient.

Keep copies of all payment confirmations, as these may be required for tax purposes, mortgage applications, and legal proceedings if disputes arise. Portuguese tax authorities may request these documents during audits or assessments.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Portugal versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Do I need a promissory contract, and what documents make it legally binding?

A promissory contract (Contrato de Promessa de Compra e Venda) is highly recommended and commonly used in Portuguese property transactions.

This preliminary contract becomes legally binding when it includes both parties' NIFs and identification details, a complete property description with registry information, the agreed purchase price, deposit amount and payment timeline, and completion date.

The contract should specify conditions for deposit forfeiture or refund, outline what happens if either party defaults, and include any special conditions or contingencies. Both parties must sign the contract, and it's advisable to have it notarized for additional legal protection.

This contract legally commits both parties to the transaction and provides security for your deposit while giving you time to arrange financing and complete due diligence before the final deed signing.

Which documents do I receive at the notary when the deed of sale is signed?

At the notary, you receive the authenticated deed of sale (Escritura Pública), which is the official document transferring property ownership to you.

You'll also receive a certified copy of the signed deed, proof of property registration in your name, and confirmation that all taxes and fees have been paid. The notary provides receipts for all payments made during the signing process.

Additional documents include the updated Caderneta Predial showing you as the new owner, confirmation of IMT (property transfer tax) payment, and stamp duty receipts. The notary will also provide you with information about registering the property transfer with local authorities.

It's something we develop in our Portugal property pack.

What official documents do I need after purchase to register the property under my name?

After purchase, you must update the Land Registry to officially register the property in your name using the signed deed of sale.

You need to notify the Portuguese Tax Authority (Autoridade Tributária) of your purchase and request a new Caderneta Predial showing yourself as the owner. This document is essential for future property tax payments and any future sale or rental activities.

Additional post-purchase documentation includes updating utility accounts in your name, obtaining property insurance, and registering with the local council for municipal taxes. If you plan to rent the property, you'll need additional licensing depending on the rental type and duration.

The registration process typically takes 2-4 weeks and costs approximately €150-300 in fees. Proper registration ensures your ownership rights are fully protected under Portuguese law and prevents future legal complications.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Advocate Abroad - NIF Portugal Guide
2. The Golden Portugal - Property Buying Guide
3. Tagus Property - Legal Process Guide
4. Immo Lusitania - NIF Requirements
5. Portugal Buyers Agent - Property Documentation
6. IAD Overseas - Buying Procedures
7. Baker Law - Source of Funds Requirements
8. RFF Lawyers - Real Estate Acquisition Guide