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Sell your property in Portugal
Sell your property with a strategy, not just a listing
Independent valuation, editorial presentation and a private network of qualified buyers, for houses, estates and apartments of character in Lisbon, the Alentejo and across Portugal.
Licensed AMI 23109
Advisory since 2023
Featured in Forbes, Attitude and The Spaces
Request a private valuation
PREFER TO TALK? WHATSAPP +351 913 278 247
As featured in
FORBES
ATTITUDE
THE SPACES
CASAS DE PORTUGAL
URBANA
Why owners sell with US
Why owners sell with Wiseguys Properties
A limited portfolio, by design.
We represent a small number of properties at any time. Each one gets a partner's attention, not a junior's, from the first valuation to the deed.
Editorial presentation.
Photography, film and text produced to the standard of an architecture magazine, because the buyers we work with read like that. Your property is presented once, properly.
A private, international buyer network.
Clients in Portugal, France, the UK, the US and Brazil, many of whom never search the portals. Properties of character are shown to them first, before any public listing.
THE METHOD
How we sell your property
01
Assessment
A detailed review of condition, layout, architecture, location and market context. You receive a written valuation with the reasoning, not a number on the phone.
02
Strategy
Pricing logic, timing and approach, aligned with the property and with your objectives: fastest sale, best price, or discretion above all.
03
Positioning
What to highlight, whom to address, where to show it. Off-market first for properties of character; public listing only when it serves the outcome.
04
Presentation
Professional photography, film where it adds, a written description that reads like an article, and floor plans. All approved by you before anything is shown.
05
Buyer network
The property is presented to qualified buyers and partner advisors in Portugal and abroad. Relevant interest over broad exposure; every viewing is by someone who can buy.
06
Negotiation to deed
We manage enquiries, viewings, offers and the legal process with your lawyer and the buyer's, through the promissory contract to completion. You are informed at every step and surprised at none.
COST AND TAXES
What it costs to sell a property in Portugal
Our fee. One commission, agreed in writing before we start, paid only when the sale completes. It covers valuation, presentation, marketing, negotiation and coordination. There are no upfront costs and no hidden extras.
The seller's costs. Beyond the commission, a seller in Portugal typically pays for the energy certificate (€150 to €400), any mortgage cancellation fees, and the capital gains tax below. Notary and transfer taxes are paid by the buyer.
Capital gains tax when selling property in Portugal
Portugal taxes the gain on a sale, not the price. The gain is the sale price minus the purchase price, adjusted for inflation, minus documented costs of purchase, improvement (last 12 years) and sale.
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Residents: 50 percent of the gain is added to the year's income and taxed at the progressive IRS rates. If the property was your main home and you reinvest the proceeds in another main home in Portugal or the EU within 36 months (or 24 months before), the gain is exempt in proportion to the amount reinvested.
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Non-residents: since 2023, the same rule applies — 50 percent of the gain at progressive rates, with your worldwide income taken into account to set the rate. The old flat 28 percent on the full gain no longer applies.
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The sale is declared in the IRS return the following year. Keep every invoice for works; they reduce the gain.
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Property acquired before 1989 is exempt from capital gains tax entirely.
We are not tax advisors and do not replace one. We do make sure every seller knows what the sale will net before accepting an offer.
Documents you need to sell a property in Portugal
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Caderneta Predial — from the Portal das Finanças; free.
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Certidão Permanente do Registo Predial — the land registry extract; we obtain it.
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Licença de Utilização — or proof the building predates 1951. Missing on many older properties; resolve it before listing, not at the deed.
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Certificado Energético — mandatory before advertising, not just before selling.
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Ficha Técnica da Habitação — for buildings completed after 2004.
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Planta — floor plans; we produce them if none exist.
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Distrate — if there is a mortgage, the bank's cancellation statement at completion.
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Condominium declaration — for apartments, confirming no debts.
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Direitos de Preferência — notice of preemptive rights to the state
We check all of this at the assessment stage so that nothing surfaces at the promissory contract.
Thinking of selling?
Start with a private valuation.
A written assessment of what your property is worth and how we would sell it. No obligation, no listing pressure.
QUESTIONS
Frequently asked questions
A serious valuation compares recent sales of similar properties, adjusts for condition, architecture and location, and reads the current demand for that specific type of buyer. We deliver it in writing, with the reasoning. Portal estimates are a starting point, not a price.
A single percentage agreed in writing before we start, paid only on completion. It varies with the property and the scope of work; we tell you the number at the first meeting, not after.
We work on exclusivity for a defined period, because the strategy, presentation and private approach only work when one team controls the process. The contract sets the term, the fee and what we deliver; you can read it before deciding.
Three to six months from listing to deed is typical for a well-priced property of character; off-market sales can be faster. The legal process from accepted offer to deed takes six to twelve weeks.
Yes. Most of our sellers do. You can sign the promissory contract and the deed by power of attorney, and we coordinate your lawyer, the buyer's lawyer and the notary. You do not need to travel.
The inheritance must be registered (habilitação de herdeiros and registration in the heirs' names) before it can be sold. If several heirs are involved, all must agree or grant powers. We handle these sales often; the earlier we see the paperwork, the smoother it goes.
Yes, that’s often our first step. “Off-market” means privately presenting the property to qualified buyers before any public listing. However, putting the property on the market may be unavoidable in order to reach more prospective buyers.
Lisbon and its surroundings, the Alentejo including the coast, and central Portugal, with selected properties elsewhere. If your property is outside these areas, ask; we will tell you honestly whether we are the right team.