Complete before signing any contract

The 4 Mandatory Documents Every
Portuguese Property Buyer Must Check

1
Certidão Permanente
2
Caderneta Predial
3
Licença de Utilização
4
Certificado Energético
IRN · Instituto dos Registos e Notariado
01
Certidão Permanente
Land Registry Certificate
€15-20
predialonline.pt · Valid 6 months
What it reveals
Legal owner - must match seller's ID
All encumbrances - mortgages, liens
Court orders & seizure notices
Full transaction & ownership history
Catches
Hidden mortgages Penhora orders Contested ownership
RealOS reads & flags encumbrances automatically via OCR
AT · Autoridade Tributária e Aduaneira
02
Caderneta Predial Urbana
Property Tax Record
Free
Portal das Finanças · Current tax year
What it reveals
VPT - fiscal assessed value for IMI
IMI arrears - unpaid property tax
Registered area & room count
Permitted use - residential vs commercial
Catches
VPT reassessment risk IMT calculation errors Undeclared area
RealOS cross-references VPT against purchase price & flags IMT exposure
Câmara Municipal · Local Council
03
Licença de Utilização
Occupation License
Free to request
Municipal archive · Exemption date varies by município
What it reveals
Approved use at time of inspection
Licensed floor plan & area
What the Câmara officially approved
Any active enforcement actions
Catches - Simplex 2024 critical
Unlicensed extensions Garage conversions Loft works
RealOS flags documents that disagree on licensed area
ADENE · Agência para a Energia
04
Certificado Energético
Energy Performance Certificate
€120–250 + IVA
ADENE · Licensed assessor · Mandatory
What it reveals
Energy rating A+ to F
Context for future EPBD rules
Estimated renovation CAPEX required
No sale or rental ban by class today
Catches - energy class
Class F is the lowest current class Future efficiency work
RealOS AIRCS models retrofit CAPEX based on energy class & property size
All four documents must be verified before signing the CPCV - Contrato Promessa Compra e Venda. Once signed it binds you, and walking away without a contractual basis usually means losing the deposit. Your lawyer should advise on an inspection condition.
RealOS reads all four documents and surfaces every hidden risk automatically
No Portuguese required · No property visit · Scored risk report in under 10 minutes