Portugal: selling property
The full process in 6 steps: the taxes you pay, what each stage costs and how long it takes (~70 days on average). Free guide, no account needed.
Process steps
1
Get the energy certificate (CEE)
⏱ 3-7 days · 💰 €100-250
2
Gather caderneta predial, certidão permanente and licença de utilização
⏱ 1 week · 💰 €10-50
3
Sign CPCV promissory contract
⏱ 1 day · 💰 10-30% deposit
4
Buyer due diligence
⏱ 1-2 weeks · 💰 free
5
Final deed at Notary
⏱ 1 day · 💰 notary fees
6
Declare the gain in your IRS return
⏱ annual · 💰 varies
Taxes & fees
mais valias
50% of the gain, at IRS rates 13-48%
notary fees
€300-600
agency fees
3-5%
energy certificate
€100-250
⚠️ What costs you money if you miss it
Non-resident? The old flat 28% is gone. Since 2023 you are taxed like a resident — 50% of the gain at progressive IRS rates. Many owners still budget for the old rule.
Reinvesting? Say so in the return. Buying another main home in PT/EU/EEA within 36 months after (or 24 before) exempts the gain proportionally — but only if you declare the intention in the IRS return for the year of the sale.
No licença de utilização, no deed. The notary cannot complete without it, and getting one late can take weeks. Check it before you accept an offer.
⚠️ Informational purposes only. Always consult a licensed local lawyer.
Check what a property here is actually worthOpen the free valuation