The Portuguese Notary Deed (Escritura): Step by Step
How the property purchase deed works in Portugal. Required documents, parties involved, costs and timing. Everything you need to know before deed day.
The public deed of sale (escritura pública de compra e venda) is the act that formalises the transfer of ownership of a property in Portugal. It is short (15–30 minutes), but everything that needs to go right was prepared in the weeks before. This article explains what happens, what to bring, and what it costs.
Before the deed: what to prepare
1. Pay IMT and Stamp Duty
Paid before the deed, via a payment slip from the tax authority. Use the IMT calculator to confirm the amount. The proof of payment is handed to the notary on the day.
- IMT: depends on value and use (full explanation)
- Stamp Duty: 0.8% on the higher of price and VPT
2. Get the property documents
Documents the notary/registry will require:
| Document | Where to get it |
|---|---|
| Caderneta predial (tax record) | Portal das Finanças (free) |
| Land registry certificate (permanente) | Predial Online (€15) |
| Habitation licence | Town hall (Câmara Municipal) |
| Technical housing sheet (FTH) | Town hall (mandatory for post-2004 builds) |
| Energy certificate | Certified company (€100–250) |
| Condominium debt-free statement | Building management |
3. Mortgage (if applicable)
The bank needs to provide a final approval letter with:
- Property valuation
- Draft deed (bank sends to notary/registry)
- Proof of life and multi-risk insurance
Details in mortgage calculator.
On the day
Where it happens
- Notary’s office (Cartório Notarial) — private notary
- Land Registry Office (Conservatória do Registo Predial) — via Casa Pronta, the simplified and cheaper version
- Solicitador (also qualified to perform deeds)
Choice is negotiated between buyer and seller — usually the buyer chooses because the buyer pays.
Who signs
- Buyer(s) — in person or by power of attorney
- Seller(s) — in person or by power of attorney
- Bank representative (if there is a mortgage)
- Notary / officer — checks documents and identity
- (Optional) Real estate agent / lawyer
What happens, minute by minute
- ID check — everyone presents national ID / passport and NIF.
- Reading of the deed — the notary reads the full text aloud (price, property description, encumbrances, etc.).
- Verbal confirmation — buyer and seller confirm agreement.
- Payment — handover of certified cheque, confirmed transfer, or bank cheque to the seller.
- Signatures — seller first, then buyer, then bank.
- Handing over keys — symbolic, but relevant for possession.
- Registration request — the notary files the new ownership with the registry within 1–10 working days.
Typical costs on the day
| Item | Typical cost |
|---|---|
| Notary deed (private notary) | €300–700 |
| Casa Pronta (registry) | €375 (flat fee) |
| Land registration | Included in Casa Pronta; €250 in private notary |
| Mortgage registration | €225 |
| Stamp Duty on mortgage | 0.6% of the loan amount |
| Bank valuation | €250–400 |
Use the transaction cost calculator for a consolidated estimate including IMT.
After the deed
- Receive the registered title — delivered by the notary within a few days.
- Update tax address — on Portal das Finanças, if it’s your primary residence (activates IMI benefits).
- Confirm IMI registration — automatic via the tax authority, but check the caderneta.
- Update contracts — water, electricity, gas, internet, condominium.
- Keep everything — the deed is essential for a future sale or for capital gains deductions (capital gains guide).
Red flags to avoid
- Declared price below the real one — may seem to reduce IMT, but creates serious tax liability and complicates a future sale.
- Property with uncancelled charges (prior mortgage, attachment) — must be cancelled before signing.
- Mismatch between the tax record and the actual property (area, rooms) — can block registration.
- Buying without an up-to-date certificate — always less than 6 months old.
Sources: Civil Code; Land Registry Code; Casa Pronta (IRN); IMT Code. Verified for 2026.