Trigger the payment on a state of the world, not on a date
The payment ladder
The standard shape of a Portuguese off-plan schedule. The right-hand column is the part that decides whether a buyer is exposed.
Stage
What should evidence it before payment leaves
1
Reservation
A small holding payment
Nothing on site yet. Confirm the developer's IMPIC registration and the alvará de construção before any money moves at all.
2
CPCV tranche
Commonly around 10%
Verify the permit covers what is being sold, and that the project matches what the marketing describes.
3
Foundations
First physical stage
Site inspection. The first stage where a visit produces a yes or a no rather than an opinion.
4
Structural shell
The expensive one to get wrong
Site inspection. Everything after this is built on top, and concealment begins here.
5
Roof and weathertight envelope
Water protection
Site inspection. Determines whether the building is protected during the internal works that follow.
6
Internal works and habitation licence
Two separate things
Inspection for the works. Documentary check for the licence. Since DL 10/2024 the State no longer forces a developer to produce the licença de utilização at the deed.
7
Balance at the escritura
Final payment
The last moment with any leverage. Snagging inspection before acceptance, not after.
The calendar trapA contract saying the second tranche falls due on 31 March creates an obligation that arrives on 31 March. If the frame is three months behind, the buyer pays anyway, and the money leaves before the thing it paid for exists. Every later stage inherits that gap. A contract saying the tranche falls due on completion of the structural shell, evidenced by inspection, creates an obligation somebody can actually verify.