To sell a home in the Algarve, gather four core documents before you sign anything: the Caderneta Predial, the Certidão Permanente, a valid energy certificate and the licença (or autorização) de utilização. Then come the promissory contract (CPCV) with its deposit, and the deed. Checking all four early is the simplest way to avoid a delayed or collapsed sale.
Short answer: before you accept an offer, have the Caderneta Predial, the Certidão Permanente, the energy certificate and the licença de utilização in hand, and check that they all describe the same property in the same way. Most delays at the CPCV or deed stage come from a mismatch between these papers, not from missing ones. This guide takes them in the order a sale needs them.
The seller's checklist, in order
- Caderneta Predial — the tax record of the property.
- Certidão Permanente — the land registry record of ownership and charges.
- Energy certificate — needed before you advertise.
- Licença or autorização de utilização — proof the building may be used as a home.
- CPCV — the promissory contract, usually with a deposit.
- Escritura or deed — the transfer, with final payment and taxes settled.
1. Caderneta Predial: the tax record
The Caderneta Predial is the property's record with the tax authority. It identifies the property by its tax article, shows its tax value and the registered owner, and is the reference used for property taxes such as IMI and, for the buyer, IMT and stamp duty. You can obtain it through the Portal das Finanças.
Check three things: the owner named matches you, the areas and description match the house as it stands, and any extension or pool you have added actually appears. If the building on the ground is larger than the building on paper, buyers' lawyers and banks will notice.
2. Certidão Permanente: ownership and charges
The Certidão Permanente is the land registry certificate. It shows who owns the property and any mortgage, lien or other charge registered against it. Buyers' lawyers read it first. If you still have a mortgage, the lender must agree a redemption so the charge can be cancelled at the deed. Compare its description with the Caderneta: areas, number of floors and use should agree. Note the validity date printed on the certificate and renew it if it lapses before completion.
3. Energy certificate
The energy certificate rates the home's energy performance and is issued by a qualified assessor after a visit. Arrange it before marketing, because the rating belongs in your advertising and the buyer will expect a copy. Check its expiry date against your likely completion date.
4. Licença or autorização de utilização
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This is the municipal document confirming the building may be used for its stated purpose, such as housing. It is issued by the câmara municipal of the concelho where the property sits. If you have been told your property does not need one, do not assume it — get that position confirmed in writing by your lawyer before you market the home.
5. The CPCV and the deposit
The Contrato-Promessa de Compra e Venda (CPCV) is the promissory contract signed once price and terms are agreed. It normally includes a deposit from the buyer, a completion deadline and conditions such as mortgage approval, so do not sign until your documents are in order. Have the CPCV list the documents you will deliver and state the licence position clearly, and ask your lawyer to explain what happens to the deposit if either side withdraws.
6. The deed
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At the deed, before a notary or other authorised official, ownership passes and the balance is paid. Bring identification, your tax number, the four core documents in valid form and, if relevant, your lender's redemption figure. The buyer pays IMT and stamp duty on the purchase before or at signing; those rules are set by the tax authority.
Common problems that delay a sale
- Areas on the Caderneta and Certidão Permanente do not match each other or the house.
- An extension, annex or pool was built without licensing.
- A mortgage or other charge is still registered.
- The property is still in the name of a deceased relative and the inheritance has not been registered.
- A certificate expires between CPCV and deed.
Why being ready matters in today's market
Recorded sale prices in the Algarve have been rising. According to INE, the median price per m² of dwellings actually sold in the region was €3,338 in the 12 months to Q2 2026, up 14.2% from €2,922 a year earlier.
Some homes also sell quickly. Idealista reports that in Q3 2026 one in five homes advertised above €1 million in Portugal sold in under a month, and that in the Faro district 16% of that premium stock left the market in under a week. When a buyer can move that fast, a seller whose papers are already checked is better placed to keep the deal on track.
Homiberia currently lists 63 homes for sale across the Algarve; if you are preparing to sell, we review your documents before listing so problems surface early. Homiberia is a licensed estate agency, AMI 11961.
- Can I sell my Algarve house without a licença de utilização?
- It depends on the property. Confirm with your notary or lawyer what the deed must state and what you will be asked to show before you sign a CPCV.
- Where do I get the Caderneta Predial?
- It is the property's record with the tax authority and can be obtained through the Portal das Finanças. Check that the owner, description and areas match the property.
- Who pays the taxes at the deed?
- The buyer pays IMT and stamp duty on the purchase, under rules set by the tax authority. Seller-side tax on any gain is a separate matter.
Sources
- INE: median sale price per m², Algarve (12 months to Q2 2026)
- Idealista press releases on Cision: monthly price index (Algarve asking €/m² context for sellers)
Property figures from Homiberia's own listings, as of Nov 7, 2026.
