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Timeline of Property Selling in Portugal

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This Property Selling Timeline outlines the typical stages involved in selling a property in Portugal — from initial preparation through to completion and post-sale obligations.

In reality, a successful sale does not begin when a buyer appears.
It starts with how well the property is prepared before it reaches the market.

Why Is It Important?

Avoid Delays and Lost Buyers
Many transactions slow down or collapse because essential documentation is only gathered after an offer is accepted.

Maximise Price and Speed
Properties that enter the market properly prepared and correctly priced tend to sell faster and with less negotiation pressure.

Financial Planning
Helps sellers anticipate key decisions such as:

  • mortgage settlement,

  • capital gains tax exposure,

  • reinvestment planning,

  • and relocation timing.

Typical Selling Timeline

1. Preparation Phase (1–3 weeks)

Before listing the property:

  • Gather mandatory documentation:

    • Land Registry Certificate (Certidão Permanente)

    • Property Tax Record (Caderneta Predial)

    • Use Licence (Licença de Utilização)

    • Energy Certificate

    • Technical Housing File (if applicable)

If a mortgage exists:

  • request an outstanding loan balance and repayment conditions from the bank.

At this stage, pricing is normally defined through a Comparative Market Analysis (ACM).

2. Strategy & Marketing Setup (About 1 week)

  • Choose agency structure (exclusive or open listing)

  • Prepare the property (decluttering, minor repairs)

  • Produce professional marketing materials (photos, video, floor plan, drone imagery)

  • Define multi-channel marketing strategy

The goal is to launch with strong initial market exposure.

3. Market Exposure & Viewings (2–6 weeks)

  • Listing on major property portals

  • Promotion to qualified buyer databases

  • Agency network sharing (MLS)

  • Conducting qualified viewings

The first 2–3 weeks represent the property’s peak visibility period, when the strongest offers typically emerge.

4. Offer Negotiation (A few days)

Once a buyer is identified:

  • negotiate price and terms,

  • verify financial capacity,

  • optional reservation agreement.

Preparation then moves toward the promissory contract.

5. Promissory Contract — CPCV (2–4 weeks)

  • Signing of the CPCV

  • Receipt of deposit (typically 10–20%)

  • Agreement on completion date

If the buyer requires financing, the banking process progresses during this phase.

6. Pre-Completion Stage (4–8 weeks)

During this period:

  • buyer’s bank valuation

  • Right of First Refusal procedures

  • Condominium Charges Declaration

  • mortgage discharge preparation (distrate), if applicable

  • scheduling of completion

7. Completion — Final Deed (Escritura)

On completion day:

  • remaining purchase funds are received,

  • outstanding mortgage is settled (if applicable),

  • mortgage discharge delivered,

  • legal ownership transferred,

  • keys handed to the buyer.

8. Post-Sale Obligations (1–3 months)

After the sale:

  • declaration of the transaction in annual tax return (IRS — Anexo G)

  • calculation of capital gains,

  • reinvestment procedures (if applicable),

  • cancellation or transfer of utility contracts.

Typical Timeframes

  • Well-priced property: 1–3 months

  • Average market conditions: 3–6 months

  • Overpriced property: often exceeds 9 months on the market

Practical Tip

One of the most common seller mistakes is preparing documentation only after accepting an offer.

In Portugal, qualified buyers move quickly — and properties lacking ready documentation often lose credibility and negotiating strength.

Best practice:
Your property should be ready to complete before it is even listed for sale.