⎯⎯ How to buy a house in Portugal with Living Local
A clear process.
A team beside him,
from start to finish.
A private, discreet conversation without pressure to make the best decision
... no commitment
⎯ Before You Begin
What sets us apart begins even before the first visit.
The salesperson has an agent. The promoter has an entire sales department. But the buyer usually has no-one.
The Buyers Agency Living Local exists to correct this imbalance. When you work with us, you have a team at your side independent team at your side - no link to any property listings, no incentive to close the wrong sale, no conflicts of interest.
⎯ How to Buy a House in Portugal: The Process
This page describes what happens in practice when you work with Living Local - from the first conversation to the deed. It's not a promise of service; it's a description of what actually happens at each stage.
The process has eight stages on our side. In parallel, there's the legal and financial process of the purchase itself in Portugal - which we'll explain below, because it's important to understand both together.
Find out how to buy a house in Portugal, step by step.
The Search & Acquisition process - overview
Slide to view
Conversation
initial
20-30 min
Research
active
Weeks to months
Visits
& evaluation
In progress
Proposal
accepted
Day 0
Due diligence
& bank valuation
1-3 weeks
CPCV
& sign
Day 14-30
Bank &
documentation
30-60 days
Deed
& keys
Day 60-90
The process - overview
Slide to view
How to Buy a House in Portugal - EVERY STAGE OF THE PROCESS
From the first conversation to deed.
What we do at each stage, and what you can expect from Living Local along the way.
- Key moment
Before you start
01
Preparation and
initial conversation with Living Local
This is the stage that most people skip - and which costs them the most afterwards. Before visiting a single property there are a number of things to take care of: Portuguese NIF, local bank account, realistic financial planning (purchase price plus transaction costs), credit approval in principle if you need financing, and the decision on representation.
This is also where we start working together. The first conversation with Living Local usually lasts 20 to 30 minutes. We want to understand what you're looking for, in what area, with what budget and in what timeframe. Your motivations and desires. If the criteria aren't realistic, we'll talk about it before we start.
Our role: we give you an honest reading of the market, refer you to lawyers, credit intermediaries and foreign exchange specialists we trust, without taking referral fees. If it makes sense to go ahead, we'll sign the representation agreement and get started straight away. This conversation is free and without obligation.
Variable time - weeks to months
02
A comprehensive and
active search.
Demand in Portugal isn't limited to what's online. A significant part of the market - especially in the higher price ranges - circulates between agents long before it appears on any portal. Often they don't even reach the general public. And whoever gets there first always has the upper hand.
We monitor portals, actively contact agents and access opportunities that come through our network before they are publicly listed. Each property we share is accompanied by our analysis: market context, fair value estimate, what we like and what worries us.
We communicate regularly, even when there is no relevant news. You're never searching alone.
Search and Visits - Unlimited time
03
Visits:
From booking to visit.
We take care of all contacts and bookings - agencies, owners, developers. We'll accompany you on your visits and, when you can't be there because you're abroad or have an appointment, we'll make the visit for you.
On a visit we see what the advert doesn't show and the seller's agent doesn't say: the actual state of the building, whether there are any signs of damp, renovations needed and how much they would cost, the strengths and weaknesses of the house that are less obvious.
- Key moment
Non-binding until the CPCV
04
Negotiation and
offer.
When you decide to proceed with a property, we advise you on the current market price, offer strategies and values, and present the offer on your behalf. In Portugal, the offer is usually in writing but is not legally binding. During negotiations, the seller can accept, refuse or counter-offer.
Your position (budget, motivations, urgency) is not shared with the seller's agent, unless it is part of the negotiating strategy. In a negotiation, information is power, and you keep it confidential throughout the process.
Our negotiating experience combined with our knowledge of the local market plays a major role in ensuring the success of every property transaction for our clients.
After accepted proposal - 1 to 2 weeks
05
Pre-check of documents
and bank valuation.
When the offer is accepted, two things happen in parallel before the CPCV is signed. Our lawyer starts checking the property's documentation - land registry, certificate of title, utilisation licences, urban planning compliance, associated debts. If financing is available, the bank starts to appraise the property, which typically takes one to two weeks.
Most serious problems should be detected here, before any financial commitment is made.
Our role: We coordinate with the lawyer, follow the bank appraisal process and keep you informed. If anything worrying comes up in the documentation or inspection, it's at this stage that you renegotiate or leave.
- Key moment
First binding commitment
06
CPCV
and deposit.
The Promissory Contract of Purchase and Sale (CPCV) is the first legally binding document. It formalises the agreed conditions, such as the purchase price, term and suspensive conditions. The formalisation of this contract is accompanied by the payment of a deposit, usually 10% of the purchase price.
The consequences are symmetrical: if the buyer withdraws without justification, he loses the deposit. If the seller withdraws, they pay back twice as much. The CPCV should only be signed once the essential preliminary check has been carried out and the financing confirmed, or with suspensive conditions that protect it.
Our role: we work with the lawyer to negotiate the terms of the CPCV: deadlines, conditions, penalties. We also check that what has been negotiated is correctly reflected before signing.
We work to protect your interests.
Between CPCV and deed - 30-90 days
07
Bank process and
documentation.
With the CPCV signed, the bank finalises the approval and prepares the mortgage documentation. The lawyer finalises any outstanding checks and coordinates the details with the notary. This is also the stage at which international capital transfers are dealt with, if relevant.
Our role: We coordinate with all parties to keep the process moving forward and so that you are not surprised by delays or missing documentation on the day of the deed.
- Key moment
The last phase
08
Deed
and what comes next.
The deed takes place at a notary's office - buyer, seller and, if financing is involved, a bank representative. The IMT, stamp duty and the balance of the price are then paid. The keys are yours.
The lawyer registers the property in your name in the following weeks.
Living Local is still available - we introduce you to those who need to know about moving or building work, we respond to what comes up, and the vast majority of our customers come back when it's time to buy again.
From accepted offer to deed: usually 60 to 90 days with financing. For cash purchases with good documentation, it can be significantly quicker.
"Buying a property is, for most people, a significant financial decision. It shouldn't be made without a professional genuinely on your side."
Robyn Lake - Founder - Living Local - Search & Acquisitions
- No Small Print
Everything you need,
included in the service.
No surprises. Here's exactly what's included when you work with Living Local.
◈
Exclusive Representation
We work only for you, with no properties to sell, no hidden commissions, no conflicts.
◈
Off-Market Access
Private sale properties shared only with buyers from our qualified network.
◈
Research and Analysis
Identifying, screening and analysing the value of all relevant properties on the market.
◈
Visit Management
Contacting, booking and attendance of all visits (remotely if necessary).
◈
Professional Negotiation
Presentation of a proposal, negotiation of the price and conditions of the CPCV in your favour.
◈
Legal Support
Co-ordination with trusted lawyers included. Legal fees included in the service.
◈
Due Diligence
Checking the legal documentation, records and compliance of the property before any commitment.
◈
Deed Signing Coordination
Management of the entire final process, including attendance at the notary's office on the day of the deed.
◈
A tailor-made CPCV
We negotiate the terms of the promissory contract on your behalf: deadlines, conditions and penalties designed to protect the buyer, not just the seller, or to formalise the agreement.
◈
Post-purchase support
After the deed, we keep in touch and support you in the transition, from repairs to local contacts to utility contracts.
Because We value transparency, We would like to make a small note regarding our fees. Our commission is paid by the seller - not the buyer. In exceptional cases where it is not possible to receive commission from the seller, we apply a fee of 2% to the buyer, agreed in writing in advance.
⎯ Frequently Asked Questions
Questions about
the process.
How long does the process take?
It depends on the search. Some clients find the right property in days; others take months before the right property turns up. From accepted offer to deed, count on 60 to 90 days - or even 15 to 30 for cash purchases.
I'm not resident in Portugal. Can I buy a house?
Yes. Some taxes will be higher and banks will typically only lend an LTV of 70%. However, you need to have a Portuguese NIF and a bank account in Portugal.
What happens in the first conversation?
It's a 20 to 30 minute call. We understand what you're looking for, in what timeframe and with what budget - and we give you an honest reading of the current market. If it makes sense to move forward, we'll explain the next steps. There's no commitment.
⎯ Transaction Costs
What you will pay
beyond the price.
These costs are independent of the purchase price and should be quoted separately. As a reference, count on 6-8% of the purchase price for residential properties over €500k.
Calculated on the price or asset value, whichever is greater
0-10%
Stamp Duty
On the purchase price
0.8%
Lawyer's / Solicitor's fees
Due diligence, CPCV, deed monitoring. Free with Living Local
1-1.5%
Notary and Registry
Deed and property registration
€700-€1.500
Stamp duty on the loan
If there is bank financing
0.6%
Living Local Buyers Agency fees
Our service is paid for by the selling agent in 99% of cases.
Free of charge
Indicative values. IMT varies depending on the value, the type of property (permanent home, secondary home or investment) and the location. Values updated in 2025 - we recommend checking with your lawyer.
- Next step -
A conversation.
No pressure. No strings attached.
A 20-minute private call to find out if we're the right partner for you. Discreet, direct and completely free.
The five phases
From the first conversation to deed.
What we do at each stage, and what you can expect from Living Local along the way.
The initial conversation
01
We understand what you're looking for
and what is realistic.
It all starts with a no-obligation chat - by call, video conference or in person in Cascais.
It's not a sales meeting. It's an honest conversation about what you're looking for, what's realistic in today's market, and whether we're the right partner for you. If we're not, we'll say so clearly.
Some clients arrive with a very precise idea. Others arrive with a general direction. Both profiles work well for us.
This conversation is free and without obligation.
The Search
02
Active monitoring
of the entire market.
We set up the search based on the defined criteria and monitor the market continuously - portals, agencies, private networks and opportunities that circulate before being publicly listed. When something matches, we share it immediately.
Each property we send comes with context: what we think of the price compared to the market, what we like, what worries us. The aim is for you to make informed decisions, not to react to photos.
We communicate regularly - even when there is no relevant news. You always know what's happening on the market in your area.
The duration of this phase is unpredictable. Some clients find the right property in weeks; others wait months. What we do guarantee is that we are active throughout.
VISITS
03
Your time is valuable.
We take care of everything.
We handle all contacts and bookings: with agencies, owners and developers. You don't have to deal with unanswered calls or unresponsive agents.
We accompany you on visits and, when you can't be there, either because you're abroad or because of your diary, we do the visit for you. In this case, we send you a detailed report, video (whenever possible) and our honest assessment.
On a visit, we're looking at what the advert or the agent doesn't show: solar orientation, the actual state of the building, noise, the neighbourhood, what work would be needed and how much it would cost. This filter takes place before asking you to travel or waste time on something that doesn't fit.
Property analysis and verification
04
Due diligence
you can never have too much.
Before signing anything, we check everything possible: the property's documentation, land registry, registration with the Conservatory, licences, debts, urban planning compliance, etc. Our lawyers carry out a complete review so that we can negotiate the property safely.
In the case of a mortgage, it is also at this stage that the bank is asked for a valuation
Sign the deed. Receive the keys.
From accepted offer to deed: usually 60 to 90 days. For cash purchases, it can be done in 15 to 30 days.
Negotiation
05
Proposal, CPCV
and conditions that work for you.
When you decide to go ahead, we advise you on the price to offer and the strategy, and present the proposal on your behalf. Your position, budget and motivations are not shared with the seller's agent.
We know the usual margins, the market standards and often the motivations of the seller. This information is worth as much as the negotiation itself.
If the offer is accepted, the CPCV (Contrato Promessa de Compra e Venda) is negotiated. This is the first legally binding document: it defines the price, term, suspensive conditions and the deposit to be paid (usually 10%). We work with the lawyers to ensure that the terms protect you.
What is the CPCV? The Promissory Contract of Purchase and Sale is a legally binding document signed by both parties, with a down payment (usually 10-20% of the value). If the seller withdraws, he returns double the deposit. If the buyer withdraws, he loses the deposit. Living Local ensures that your rights and contingencies are adequately protected in this document.
THE CLOSURE
06
From diligence to deed.
No surprises.
Before signing anything, we check everything: the property's documentation, land registry, registry office, licences, debts, urban planning compliance. Our trusted lawyers carry out a full review.
The deed is scheduled according to the terms of the CPCV and your availability. We are always present, e.g. at the notary's office, with the documentation in order, ready to deal with any last-minute unforeseen circumstances.
Sign the deed. Receive the keys.
From accepted offer to deed: usually 60 to 90 days. For cash purchases, it can be done in 15 to 30 days.
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