Selling a house does not start with the publication of the ad.
It starts much earlier — in preparation.
The organization of documentation is one of the steps that most conditions the pace of sales.
When a proposal comes up and the bank starts the analysis, all the information is checked in detail.
If there's any inconsistency—a missing document, an area that doesn't match, or an unupdated record—the process can be delayed.
Small details can turn into obstacles if they are not anticipated.
Having the documentation prepared before putting the property on the market reduces unforeseen events, protects the negotiation and conveys security to the buyer.
In this article we explain, in a clear and practical way, what documents are required to sell a house in Portugal — and what you should confirm before moving forward.
If you want a complete overview of the entire sales process — from pricing to the deed — you can check out our complete guide to selling a house in the Algarve.
Identification Documents of the Owners
Before any other step, it is necessary to prove who is selling the property.
Usually the following are required:
- Citizen Card (or ID + NIF) of all owners;
- Marriage certificate (if applicable);
- Prenuptial agreement, if there is a specific property regime;
- Business registration certificate, if the owner is a company;
The ownership of the property must be clear.
For example, if the property has been inherited and the registration is still in the name of the former owner, it will be necessary to regularize the situation before proceeding with the sale.
Clarity in the starting line-up means less friction in the final phase.
Updated Land Registry Certificate
This is the most legally relevant document in the sale.
The Land Registry Certificate confirms:
- Who owns the property;
- If there are mortgages;
- Attachments or other encumbrances;
- Pending registrations;
This is where the mortgage associated with a mortgage arises, for example.
It is the land registry updated at the Registry Office that officially confirms, before third parties, who owns the property.
If there is an uncancelled record — such as a mortgage that has already been paid off but is still active in the system — the sale may be suspended until it is settled.
Confirming registration before moving forward avoids blocks when the decision to move forward has already been made.
Caderneta Predial
Issued by the Tax Authority, the land registry contains the property's tax data:
- Location;
- Registered areas;
- Type of building;
- Taxable Patrimonial Value (VPT);
- Identification of the owner;
It is essential to confirm that the areas and characteristics coincide with reality.
Differences between the passbook, the land registry and the property are one of the main causes of delays in bank financing.
It is relatively common for there to be annexes or changes that have never been communicated to the Tax Office.
When this happens, it may be necessary to regularize the situation before the deed.
Anticipating these adjustments avoids unnecessary negotiations later.
Energy Certificate
The energy certificate is mandatory by law to sell a property.
Indicates the energy efficiency of the property (from A+ to F) and must be valid:
- At the time of the disclosure of the property;
- In the CPCV;
- In writing;
Without a valid energy certificate, the sale cannot proceed legally.
In addition to the obligation, more and more buyers are analyzing the energy rating as a decision criterion.
Transparency breeds trust.
License to Use
This document proves that the property is authorized for the current use (housing, commerce, etc.).
Although the formal presentation in the deed has been simplified with recent legislative changes, it continues to be analysed – especially when there is associated bank financing.
It is important to confirm:
- That there is a valid license;
- That the use corresponds to the reality of the property;
In older properties, this is a point that deserves early attention.
Solving it before is always simpler than correcting it under pressure.
Housing Technical File (when applicable)
It applies to properties with a license for use after March 30, 2004 (with legal exceptions).
Since 2024, it is no longer mandatory to formally present it in the deed.
Even so, it continues to be requested by buyers and banks, especially when there is recourse to credit.
Includes information on:
- Construction materials;
- Technical systems;
- Project approved;
Even when it is not formally required, it reinforces security and transparency in the process.
Declaration of Non-Debt to the Condominium
Mandatory when the property is in horizontal property.
It is issued by the condominium administration and must indicate:
- If there are debts;
- Overdue amounts;
- Nature of the charges;
As a general rule, it is presented in the deed.
The law allows the buyer to dispense with this document — but, in this case, he expressly assumes any existing debts.
In practice, it rarely happens.
Anticipating this declaration avoids surprises at the time of signing.
Bank Distract (if there is a mortgage)
If the property has a mortgage, it will be necessary to:
- Settle the amount owed;
- Obtain the bank distract;
- Cancel the mortgage registration;
This process depends on the banking institution's internal deadlines.
Before accepting a proposal, it is important to confirm:
- The updated amount owed;
- Possible penalties for early repayment;
- The bank's deadlines;
This allows you to trade with complete clarity on the actual net value of the sale.
Public Deed or Authenticated Private Document (DPA)
The public deed or the Authenticated Private Document was at the origin of the acquisition of the property.
It is not mandatory to present the previous deed to make a new sale, as long as the property is duly registered at the Registry Office.
What produces effects before third parties is the updated registration.
Still, ancient scripture can be useful for:
- Confirm acquisition dates;
- Clarify situations of inheritance or sharing;
- Verify property regimes;
- Support bank analysis;
Having these elements organized simplifies more specific processes.
Additional Documents You May Need
Depending on the specific situation, the following may also be required:
- Certificate of qualification of heirs;
- Lease agreement;
- Property plan;
- Proof of payment of the last IMI;
Each case must be analyzed individually.
Because each property has its own story.
When should you organize the documentation?
Before putting the property on the market.
Waiting for the first proposal to deal with the documents is a common mistake.
Have everything prepared:
- Conveys security to the buyer
- Reduces the risk of unforeseen events
- Speeds up the process
- Protects bargaining power
Organization is not just bureaucracy.
It's positioning.
And positioning begins before the property enters the market.
Are you thinking of selling?
Having the documentation organized is an important step.
But selling well implies more than gathering documents.
It involves defining strategy, correctly positioning the property, finding the right buyer and conducting the process until the deed with method and continuous monitoring.
When each step is prepared from the beginning, the sale becomes more predictable and more solid.
If you are considering selling your property, you can fill out the contact form so that we can analyze your case and understand what the best approach may be in the current context of the market.
It's up to you.
Our role is to ensure that each step is conducted with method, safety and focus on your result.
