What moves the figure

The three findings behind most down-valuations

Each has a different threshold, a different cost and a different route back. The figure on its own does not tell a buyer which one is in play.

Finding 01
Area that does not reconcile
The Caderneta Predial Urbana and the descrição predial disagree beyond the point the law lets pass. Correction runs through a topographic survey and two authorities.
Tolerance, artigo 28.º-A CRP
10% urban
20% rural, no cadastre
5% rural with cadastre
Route backHarmonise the records before the deed. Months, not days.
Finding 02
Works nobody authorised
A part carrying no municipal authorisation contributes nothing to a figure priced on what transfers with clean title, although the asking price almost certainly included it.
Legalisation, observed ranges
Boundary wall €750 to €1.400
Annex €850 to €1.500
50 m² annex €2.000 to €8.000
Alteration works €2.500 to €4.000
Unlicensed build €5.500 to €7.000
Route backMeasured comparison, then a costed legalisation route. RJUE exposure €498,80 to €99.759,58 for an individual.
Finding 03
Recorded conservation state
The line the annex requires. On a large share of the Portuguese stock there is something real behind it, and what gets written down stays with the entity that commissioned the report.
Buildings needing repair, INE Censos 2021
35,8% total
21,8% light · 9,4% medium · 4,6% deep
14% serious, medium and deep together
Route backA dated engineer's record of cause and extent, which the valuation was never asked to produce.
The arithmetic worth doing

The gap between the asking price and the valuation is often close to the value the seller attributed to the part that is not on the file. The difference is therefore a rough measure of what is missing, and it is the only measure a buyer holds before commissioning anything.

Sources: Código do Registo Predial, artigo 28.º-A · Decreto-Lei n.º 555/99, de 16 de dezembro (RJUE), contraordenação range · INE, "O que nos dizem os Censos sobre a habitação", Censos 2021 · Lei n.º 153/2015, de 14 de setembro and its annex. Legalisation ranges are observed market ranges and vary with municipal regulamento. Legal position last reviewed 7 September 2026.