
Moving to Portugal has suddenly become top of mind for Americans fearful of the new political climate. And why not? Portugal is a safe country with pleasant weather, friendly people and a low cost of living. What could be better?
Some of the best known websites to use for finding property in Portugal are Idealista and this list compliled here: https://www.portugalist.com/portugal-property-websites/.
Making the move involves a whole string of complex bureaucratic steps which I have covered in other blog posts. Once you have committed to relocating to Portugal, you will inevitably have to consider whether to rent or buy a place to live. Buying property in Portugal is a very different process from in the United States.
A key difference is that they do not have a Multiple Listing System. So, if you want to buy a property you may have to decide whether to stick with one realtor or work with several. A friend of mine said she ended up working with about ten different realtors so she could look at the places she had found in her online searches. According to her, this was because the realtors typically would not share information with each other.
When I wanted to sell my house in the country two years ago, the realtor told me I could list my place with more than one agency, but he offered to charge me a lower commission if I would give him an “exclusive” contract. However, when I came to sign the contract, there was a sub-clause that said they would charge me a higher percentage commission if another real estate agency brought them a buyer. I wasn’t happy about that.
No disclosures, no inspections
When I sold my house in the US, I had to fill out a multi-page document listing details about the construction, water supply and any problematic details. I also had to have a home inspector go over my place with a fine tooth comb looking for deficiencies.
So, I was surprised to learn that it is not customary in Portugal to require the seller to disclose problems that they have experienced with the property. I heard a neighbor tell me gleefully that she had sold a home and didn’t let the buyers know that the roof beams were riddled with woodworm.
It is also not common to require inspections. So it can be very much a case of buyer beware!

Hire a lawyer
It is however, normal in Portugal to hire a lawyer to help with the purchase process. The lawyer can research the deed and other details to ensure that all the buildings on the property; including any sheds, barns or garages, are legal. I have heard of many cases where foreigners were eager to buy a place only to find that part of the house had been converted or an extension added without obtaining the legal permission from the local authorities. If you buy a place which has illegal additions you may have to rectify the situation before you can sell it later on. Some neighbors of mine were told they had to hire an architect and submit a plan for approval. It was expensive and time-consuming.
The lawyer will also advise you about the various taxes and fees; such as transfer tax, land registry fees and stamp duty, required as part of the purchase process. These items can add several thousand to the cost of a property, so it is important to figure them into your budget.
Unexpected surprises
Even with a lawyer’s help, I had an unpleasant surprise The property I bought in the historic center of Tomar had previously been an Air BnB (Alojamento Local, commonly referred to as AL). As a business property it was subject to higher trash and sanitation which are included in the water bill. I had been in my place for a year when I received a water bill that was double what I’d been charged the previous month.
I went to the water company (Tejo Ambiente in my area) and they explained that it was still registered as an AL. I protested that I owned it as a private residence for more than a year. No dice.
Turns out, the previous owner had neglected to cancel the registration. It took me seven months of complaining to the previous owner and my lawyer to get the situation rectified. And each month my water bill was double what it should have been.
Before you go house-hunting
Ask yourself some questions. It is important to clarify what you are looking for. Do you want to live in a city close to stores and restaurants? If so, can you live in a high-rise building and walk or use public transportation? Do you prefer the country? If so, do you want to be in a village or a more isolated setting? How much land do you want? In Portugal you are responsible for clearing the land close to your dwelling to prevent fire risk. Failing to clear the land can result in fines.
Once you have found your dream home and negotiated a price, you will have to pay a deposit, or “promessa“ this is typically ten percent of the price of the home. The contract signed for the promessa typically allows around 60 days to complete the sale. And then it’s home sweet home! Good luck.

Follow my blog to learn more about daily life in Portugal. Check out my website, RosalieRayburn.com for news of my Digger Doyle Mystery novels.

































































