What is a permanent property certificate in Portugal and how to obtain it

What is the permanent property certificate?

The permanent property certificate is an official document issued by the Portuguese Land Registry. It contains detailed and up-to-date legal information about a specific property. This is the digital version of the traditional paper land registration certificate and offers ongoing access to the property's records.

It’s essentially the property's legal ID, and it includes:

• Property location and classification (urban, rural, mixed);

• Total area and designated usage (residential, commercial, etc.);

• Current ownership information;

• Records of mortgages, encumbrances, and charges;

• Pending provisional records or legal proceedings.

What is the permanent property certificate used for?

This document is required in several legal and financial processes, such as:

• Buying and selling real estate;

• Applying for a mortgage;

• Property valuation by banks or experts;

• Notarial deeds and title transfers;

• Legal disputes or inheritance cases;

• Tax and ownership investigations.

For all these scenarios, the permanent property certificate provides a reliable and updated record of the property's legal standing — offering peace of mind to the buyer and any parties involved.

How is it different from the traditional paper certificate?

Previously, buyers and lawyers would request paper certificates, which quickly became outdated and required repeated requests. The permanent version is fully digital and always updated.

Advantages of the permanent certificate:

• Accessible online 24/7;

• Real-time updates;

• Valid for 12 months, renewable;

• Easily shared with lawyers, banks, or potential buyers.

Who can request the certificate?

Anyone can request a permanent property certificate — you don’t have to be the property owner. This is particularly important for buyers, investors, or real estate consultants who want to verify the legal status of a property before making an offer.

This access to accurate legal data makes it much easier to buy property in Portugal safely and with confidence.

How to request a permanent property certificate

The process is straightforward and can be done online. Here’s how:

1. Access the Land Registry website

Visit: https://www.predialonline.pt

2. Select "Certidão Permanente"

Choose the option for “Permanent Property Certificate” from the online menu.

3. Enter property information

You'll need to provide:

• Registry office number;

• Parish (freguesia) where the property is located;

• Property registration number;

• Land registry number (found in the property tax document).

These details are usually available from the seller or through the property tax certificate.

4. Pay the fee

The certificate costs €15 (as of 2025) and is valid for 12 months. Payment can be made by credit card or Multibanco reference.

5. Receive the access code

Once the payment is processed, you’ll receive a unique alphanumeric code. This code allows you to access the document online, as often as needed, for one year.

You can share the code with third parties such as banks, notaries, or lawyers.

How long does it take?

The certificate is generally available immediately after payment is confirmed. In rare cases, it may take a few hours, but the system is fast and reliable.

If you are working with a team experienced in the real estate sector, they likely already have access to this document or can obtain it quickly on your behalf.

Does this certificate replace other documents?

No. The permanent property certificate is crucial, but it doesn’t replace other required documents, including:

• Property tax certificate (caderneta predial);

• Usage licence (for certain buildings);

• Energy performance certificate;

• Promissory contract, when applicable.

These documents are all necessary for a complete and legal property transfer.

Why should you consult this certificate before buying?

Reviewing the permanent certificate before buying ensures that:

• There are no mortgages or encumbrances;

• There are no undisclosed co-owners;

• No legal disputes are pending;

• The property details match what has been advertised.

Skipping this step can lead to legal and financial complications during the deed signing. Working with experienced real estate consultants guarantees this check is done professionally, saving you from costly mistakes.

How long is it valid?

The certificate is valid for 12 months from the date of issue and can be renewed. During this time, any changes to the property records are updated automatically.

What are the additional documentation costs?

Besides the €15 certificate fee, buying a property also involves documentation costs, such as:

• Stamp duty;

• IMT (property transfer tax);

• Deed and registration fees;

• Notarial and banking costs (when applicable).

Planning for these costs ahead of time is crucial for a smooth transaction.

Conclusion

The permanent property certificate is a key document in any property purchase in Portugal. Affordable, easy to access, and rich in legal information, it helps buyers verify the full legal status of a property before committing to a deal.

If you're planning to buy a home soon, make sure this document is reviewed before any agreements are signed. With the right guidance — like that offered by Engel & Völkers — you'll benefit from exclusive property listings and the expertise of a professional team that ensures every step is handled with care and precision.

Ready to find your next home in Portugal? Reach out to Engel & Völkers and begin your journey with the right information and the right people by your side.