APNA Lawyers

03/08/2026

Before you make an offer — five things to verify. Number 3 surprises most buyers.



Before you make an offer on a rural property in Portugal, check these five things.

Ask your agent for documentation on each. If they cannot provide it — that is itself a signal.



1. Caderneta Predial Urbana / Rústica

The property's fiscal registration document. Shows the owner of record, the registered area, and the classification (urban vs. rural). Ask for the most recent version.



2. Certidão Permanente (Land Registry)

The definitive legal record of ownership, encumbrances, mortgages, and registered rights. This is what proves the seller owns what they are selling. Request a recent one — it expires after 6 months.



3. Licença de Construção / Utilização

The construction and use licences for all buildings on the property. This is what DL 10/2024 makes critical. If any structure lacks a licence and cannot be legalised — that becomes your problem at the moment you sign. Ask for licences for every structure. If the agent says "it's pre-1951 so it's exempt" — verify this independently.



4. RAN/REN Classification

Ask the Câmara Municipal for the land classification. This determines what can be built, expanded, or converted. A 10-minute inquiry can save months of frustration.



5. BUPI / Cadastre

Confirms the property layout and area. Any divergence with any of the above-mentioned documents is a red flag.



None of these are difficult to obtain.

But they are difficult to understand without the proper background.

Knowing Portuguese, witch the majority don’t, is not even enough.

A buyer who asks for them signals to the seller that they are serious and informed.

A buyer who asks for them for their lawyer to analyse and assess signals that they will be doing serious analysis an negotiation towards what should be a “clean” purchase (A protection against pitfalls).

That is never a disadvantage.

27/07/2026

The question I get asked more than any other:

"The agent says the extension can easily be legalised. Is that true?"

The honest answer: it depends on three things.

1. Zone classification
Is the land RAN (National Agricultural Reserve) or REN (National Ecological Reserve)? If yes — almost nothing can be built or legalised. Ever. The agent may not know this.

2. When it was built
Buildings constructed before 1951 are exempt from most licensing requirements. After that — the date matters significantly.

3. What exactly was built
A pool without a licence is legalizable in most cases. A barn built in a flood plain is not. A converted outhouse might be. Each case is different.

This is what a legal due diligence is for. Not to find problems — to find out which problems can be fixed, which can be negotiated, and which are deal-breakers.

If you have a specific property in mind and want to know what to look for before you fall in love with it — reply to this post. I'll tell you.
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20/07/2026

Are you still planning a move to Portugal based on 2023 tax rules? It’s time to update your financials.
There is a major misconception circulating in the expat and investment communities about Portugal's tax incentives. Many articles and guides still state that the famous Non-Habitual Resident (NHR) program offers a 10% flat tax on foreign pensions.
Let's clear up the facts: The original NHR regime closed to new applicants at the end of 2023.
It has been replaced by a new framework called IFICI (Incentivo Fiscal à Investigação Científica e Inovação), often dubbed "NHR 2.0". While it still offers incredible tax optimization, the ground rules have completely shifted.
Here is what is actually true about Portugal’s current tax landscape:
🔹 Retirees Are Now Excluded: Unlike the old NHR, IFICI provides zero tax breaks for foreign pension income. Pensioners are now subject to standard, progressive Portuguese income tax rates, which can reach up to 48%.
🔹 It is Strictly for Highly Skilled Talent: The new regime is hyper-targeted. To qualify, you must be actively working in Portugal within specific research, innovation, tech sectors, or at certified startups.
🔹 The Real Advantage: If you qualify, you receive a 20% flat tax rate on Portuguese-source employment or self-employment income for 10 years, alongside potential exemptions on qualifying foreign passive income.
The Bottom Line:
You cannot look at Portugal through a 2023 lens anymore. Eligibility for IFICI is determined by the specific nature of your economic activity, not just your status as a newcomer. If you are planning a relocation, assessing your true tax exposure under the current rules is a mandatory first step before making any property or life commitments.
Have you looked into the new IFICI guidelines yet? Let's discuss in the comments.

08/06/2026

Since January 2024, one thing changed about buying property in Portugal. Nobody tells you about it.
Before 2024, the notary had to verify construction legality before signing the deed.

That obligation was removed.

Now the deed can be signed without any such check.

Which means if the extension, the barn, or the pool was built without a licence — it's your problem from the moment you sign.

Not the seller's. Yours.

This is called DL 10/2024. It's the most important legal change for foreign buyers in a decade.
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20/10/2025

Your Trusted Legal Partner for Life in Portugal We work exclusively for expats navigating Portugal's opportunities and complexities. Whether you're investing in Portuguese property, purchasing your dream holiday home, or making Portugal your permanent base as a retiree, digital nomad, or remote work...

20/10/2025

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Your Trusted Legal Partner for Life in Portugal We work exclusively for expats navigating Portugal's opportunities and complexities. Whether you're investing in Portuguese property, purchasing your dream holiday home, or making Portugal your permanent base as a retiree, digital nomad, or remote work...