Title checks in Portugal: how to verify ownership?

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 Faro. 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.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

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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.

What is the exact name and spelling of the property owner listed in the Portuguese Land Registry?

The exact name and spelling of the property owner appears on the Certidão Permanente (Permanent Land Registry Certificate), which is the official ownership document in Portugal.

You can obtain this certificate instantly online through www.predialonline.pt for €15. The certificate displays the complete legal name as registered, including any spelling variations or Portuguese characters that might differ from common usage.

The document shows not only the current owner but also the complete ownership history, including previous transfers, inheritances, and any joint ownership arrangements. If the property has multiple owners, each person's name, civil status, and ownership percentage will be clearly listed.

Always compare the exact spelling on the certificate with the seller's identification documents to ensure they match perfectly. Any discrepancies could indicate legal issues or identity problems that must be resolved before proceeding with the purchase.

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

Which registry office (Conservatória do Registo Predial) is responsible for this property and how can I access their records?

Each property in Portugal is registered with a specific Conservatória do Registo Predial based on the municipality where the property is located.

The responsible registry office is clearly identified on the Certidão Permanente itself, showing both the name and contact details of the specific Conservatória. You can access records through three methods: online via www.predialonline.pt, by visiting the registry office in person, or by submitting requests by mail.

Portugal's Land Registry system operates without territorial jurisdiction restrictions, meaning you can request information from any registry office nationwide, not just the one responsible for your specific property. This flexibility makes the process more convenient for buyers located in different regions.

Online access through PredialOnline provides immediate results 24/7, while in-person visits allow for more detailed consultations with registry staff who can explain complex ownership structures or historical property issues.

Can I obtain the official Land Registry Certificate (Certidão Permanente) online, and how much does it cost?

Yes, the Certidão Permanente is available online through the official PredialOnline portal at www.predialonline.pt, costing €15 as of September 2025.

The online certificate provides the same legal validity as paper versions and is continuously updated with new registrations and pending requests. You need the property's description number or matrix number to make the request, along with the parish and municipality location.

Certificate Type	Cost	Validity Period	Access Method
Certidão Permanente (Online)	€15	12 months	PredialOnline portal
Paper Certificate	€30	6 months	Registry office visit
Simplified Information	Varies	Current only	Online (uncertified)
Additional Properties	+€16 each	Same as base	Same method
Photocopies	€20	Current snapshot	Registry office

Does the Land Registry Certificate show the full chain of ownership and are there any discrepancies with the seller's name?

The Certidão Permanente displays the complete ownership chain, including all registered transactions, inheritances, and transfers for the property's entire registered history.

You can trace ownership back through multiple generations, seeing exactly how each owner acquired the property and when transfers occurred. The certificate also shows any ongoing disputes about ownership or inheritance claims that might affect the current title.

Compare the seller's name on the certificate with their official identification documents (passport, Cartão de Cidadão, or NIF card) to verify they are the legitimate owner. Any spelling differences, even minor ones, must be investigated and resolved before purchase.

If you discover discrepancies, contact the responsible Conservatória immediately to clarify whether this represents a registration error or a more serious legal issue that could affect your purchase.

Are there any existing mortgages, liens, or debts registered against this property?

All mortgages, liens, and financial charges registered against the property are clearly listed on the Certidão Permanente under the "encumbrances" section.

The certificate shows the exact amount of each debt, the creditor's name and address, the registration date, and any terms or duration of the encumbrance. This includes bank mortgages, private loans secured against the property, and any court-ordered seizures or attachments.

If the property appears free from registered debts, the certificate will explicitly state "no charges" or show an empty encumbrances section. However, remember that some debts might exist but not be properly registered, particularly with private lenders or in cases of informal arrangements.

For complete security, request proof from the seller that all outstanding mortgages will be cleared at the time of sale, and verify with the creditor banks directly that they will issue discharge documents on the completion date.

Is the property free of pending court disputes, foreclosures, or inheritance claims in Portugal?

The Land Registry Certificate indicates registered judicial procedures, including foreclosure actions, inheritance disputes, and other court cases affecting the property.

However, not all legal disputes are automatically registered in the Land Registry, particularly recent court filings or inheritance claims that haven't yet been processed through the system. The certificate shows pending registration requests, which might indicate ongoing legal procedures.

To ensure complete verification, request a recent court search from the local court registry (Tribunal) for the property's jurisdiction. This search costs approximately €20-30 and reveals any recent legal actions that might not appear on the Land Registry yet.

Inheritance claims are particularly important to investigate, as Portuguese succession law can create complex ownership situations that take months or years to resolve through the courts.

Does the Land Registry entry include the exact size, boundaries, and description that match the seller's information?

The Certidão Permanente includes the official property description, including total area in square meters, boundaries, and specific location details within the municipality.

Cross-reference this information with the Caderneta Predial (municipal tax record), which provides additional technical details about the property's characteristics, classification, and physical attributes. Both documents should show consistent information about property size and boundaries.

Discrepancies between the Land Registry, municipal records, and the seller's claims are common in Portugal, particularly for older properties or those that have undergone modifications. These differences can affect property value and legal compliance.

If you discover significant variations, hire a licensed surveyor to conduct a topographical survey and compare the actual property boundaries with the official registered description before proceeding with the purchase.

Are all building permits, habitation licenses (Licença de Utilização), and urban planning approvals valid and consistent with the registry?

Building permit verification requires checking with the local Câmara Municipal (municipal council) to confirm that all construction was properly authorized and complies with current urban planning regulations.

• Properties built after 1951 require a valid Licença de Utilização (habitation license) or equivalent usage authorization
• Pre-1951 properties are generally exempt but should have municipal confirmation of their legal construction status
• Properties built after 2004 must have complete Technical Files (Ficha Técnica) documenting all construction specifications
• Any modifications or renovations after initial construction require separate permit verification
• Commercial or mixed-use properties need specific usage licenses matching their current function

Contact the municipal planning department (Divisão de Gestão e Administração Urbanística) to verify permit status. They can confirm whether the property's current configuration matches approved plans and identify any unauthorized modifications.

As of 2025, Portugal's simplified urban licensing system means that some permits may now be represented by fee payment receipts rather than traditional licenses, but the verification process remains the same.

Is the municipal tax record (Caderneta Predial) updated and does it match the Land Registry details?

The Caderneta Predial is accessible through your Portal das Finanças account and should reflect current ownership details that match the Land Registry information exactly.

This municipal tax document shows the property's Valor Patrimonial Tributário (VPT), which is the official tax assessment value used for calculating annual IMI property tax. The document includes detailed property specifications, usage classification, and physical characteristics.

Verify that the owner's name, NIF number, property address, and physical description on the Caderneta Predial align perfectly with the Certidão Permanente. Discrepancies between these official documents can create legal complications and tax issues.

If you find inconsistencies, contact both the local Finanças office and the Land Registry to understand which record is correct and what steps are needed to align the information before your purchase is completed.

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.

Have property taxes (IMI) been paid in full and are there receipts to confirm this?

IMI (Imposto Municipal sobre Imóveis) payment status is verifiable through the Portal das Finanças, where you can check current payment obligations and download historical payment receipts.

Property tax in Portugal is paid annually by whoever owned the property on December 31st of the previous year. The seller should provide official receipts showing all IMI payments are current through the sale date.

Access the "Situação Fiscal Integrada" section of Portal das Finanças to verify payment status. Outstanding IMI debts remain attached to the property, not the individual, meaning unpaid taxes become the new owner's responsibility.

Request that the seller provide Multibanco payment confirmations or download official receipts from their Portal das Finanças account to prove all property taxes are paid in full before the transaction completion date.

Is the seller in legal capacity to sell, and do they have Portuguese tax identification (NIF) and proper identification documents?

Every property seller in Portugal must possess a valid NIF (Número de Identificação Fiscal) and present official identification documents that match the Land Registry ownership records exactly.

Verify the seller's legal capacity by confirming they are over 18 years old, mentally competent, and have the legal authority to sell the property. For corporate sellers, check that the company representative has proper authorization through company records and power of attorney documents.

The seller's NIF number should match the number registered in the municipal tax records (Caderneta Predial) and any previous property tax payments. This ensures the person selling the property is the same individual who has been paying taxes and is recognized by Portuguese authorities.

Foreign sellers must present valid passports or EU identification cards, while Portuguese citizens use the Cartão de Cidadão. All identification must be current and match the exact name spelling on all property documents.

Should I hire a Portuguese notary or lawyer to cross-check these documents and confirm that the title is fully clean before purchase?

Hiring a Portuguese property lawyer is strongly recommended and typically costs between 1% and 1.5% of the purchase price, excluding VAT, providing comprehensive legal protection throughout the transaction.

Portuguese notaries have a limited role compared to other countries - they primarily witness document signing and ensure formal compliance, but they don't actively protect buyer interests or conduct thorough due diligence investigations.

A specialized property lawyer conducts complete title verification, reviews all contracts, checks for hidden liabilities, ensures permit compliance, and can identify potential legal issues that non-professionals might miss. They also coordinate with banks, municipal offices, and tax authorities on your behalf.

Lawyers can act under Power of Attorney if you cannot be present for signing, making the process more convenient for international buyers. They also ensure that all documentation is properly prepared and that tax obligations are correctly calculated and paid.

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

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. Portuguese Government - Permanent Land Registry Certificate
2. Legalmondo - Portugal Land Registry Information Guide
3. Engel & Völkers - Permanent Property Certificate Guide
4. Portuguese Government - IMI Property Tax Information
5. Access Portugal - Building Permits Guide
6. Advocate Abroad - Portugal Property Purchase Legal Guide
7. Portugal Residency Advisors - Property Deed Guide
8. Azul Properties - Property Legalization Guide