Buying Off-Plan in Portugal: 9 Things to Check Before You Sign

Last updated: October 2026

Buying off-plan in Portugal is how you get the country’s most modern homes: better energy performance, contemporary layouts, parking, amenities — and, for early buyers, often better prices than at completion. They are also where buyers carry the most risk, because you commit money to something that doesn’t exist yet.

Most of my work is in new developments. These are the nine points I check with every client before buying off-plan in Portugal.

1. The developer’s track record

Ask what the developer has delivered before, and go and see it. A completed building tells you more about finishes, delays and after-sales service than any brochure.

2. The licensing status

Is the project approved by the municipality? Has the construction permit been issued? A project “in licensing” carries a different level of risk from one already under construction. Your lawyer should confirm this with documents, not with assurances.

3. How your payments are protected

Portuguese law does not automatically ring-fence off-plan deposits the way some other countries do. Ask directly: is there a bank guarantee covering the payments you make before completion? If not, what happens to your money if the project stops? The answer should be written into the contract.

4. The payment schedule

Off-plan contracts typically split the price into stages — for example, a percentage at the promissory contract (CPCV), further payments at construction milestones, and the balance at the deed. Make sure each payment is linked to a verifiable milestone, not just a date.

5. The specifications annex

The mapa de acabamentos lists the materials, brands and equipment for your unit — flooring, kitchen, bathrooms, windows, climate control. It should be attached to the contract. “High-quality finishes” in a brochure is not a specification.

6. Areas, parking and storage

Confirm the private gross area, balconies and terraces, and exactly which parking space and storage room are included — with their identification in the project. These details are easy to assume and hard to fix later.

7. Delivery date and penalties

Construction delays are common. A good contract states a delivery date, a reasonable tolerance, and what you are entitled to if it is exceeded — including the right to withdraw and recover your payments.

8. Running costs after completion

Ask for an estimate of the condominium fees, especially in developments with pools, gyms, gardens or concierge services. They vary widely and affect both your budget and the rental yield if you’re investing.

9. Warranties

Under the consumer protection rules in force since 2022, new homes sold to consumers carry a warranty of ten years for structural defects and five years for other defects. Keep the Ficha Técnica da Habitação and all handover documents — they are the basis for any claim.

A note on financing

If you plan to use a mortgage, remember that Portuguese banks normally release the loan only at the deed, on completion. The payments made during construction usually come from your own funds, so plan your cash flow for the full payment schedule — and ask the bank for an approval in principle before you sign the promissory contract.

The upside of buying off-plan in Portugal

Bought carefully, an off-plan home lets you choose your unit and orientation early, often personalise finishes, and acquire at launch pricing in areas where prime supply is limited. Taxes (IMT and stamp duty) are only paid at the deed, at completion — see our 2026 tax guide.

General information, not legal advice. Every contract is different — have it reviewed by an independent lawyer before signing.