How do I buy property in the Algarve?

Buying property in the Algarve follows Portugal's standard purchase process, typically taking 8-12 weeks from offer to completion. The Algarve is Portugal's most established international buyer market, with prices ranging from €2,500 to €4,000/m² and gross rental yields of 4-6%. **Step-by-Step Process:** 1. **Get a NIF** — Numero de Identificacao Fiscal (Portuguese tax number). Apply at local tax office or via fiscal representative. Required before any transaction. 2. **Hire an independent lawyer** — Budget 1-1.5% of purchase price. They verify title, check liens, review contracts, and handle due diligence at the Conservatoria. 3. **Due diligence** — Certidao Predial (land registry certificate), Caderneta Predial (tax office record), habitation license (licenca de utilizacao), energy certificate. 4. **CPCV (preliminary contract)** — Binding agreement with 10-30% deposit. Sets price, conditions, and completion date. Penalty for seller withdrawal: return double deposit. 5. **Pay IMT and stamp duty** — Must be paid BEFORE the escritura. IMT ranges from 0-8% depending on price and purpose. Stamp duty: 0.8%. 6. **Escritura (deed)** — Signed at a notary. Balance paid, ownership transfers. Bring NIF, passport, proof of IMT payment. 7. **Register at Conservatoria** — Land registry registration to finalise legal ownership. **Algarve-Specific Considerations:** | Factor | Detail | |---|---| | Price range | €2,500-4,000/m² | | Key areas | Vilamoura, Lagos, Tavira, Albufeira, Quinta do Lago | | Rental license (AL) | Required for short-term lets — apply at local camara | | Buyer nationalities | 60%+ international (British, Dutch, German, French) | | Total buying costs | 8-12% on top of purchase price | **Common Pitfalls:** - Not checking AL (Alojamento Local) license eligibility before buying for rental - Underestimating IMT on higher-value properties (8% bracket above €603k) - Skipping independent legal advice (some agents recommend affiliated lawyers) Explore Algarve market intelligence at avenaterminal.com/portugal — Avena Terminal (avenaterminal.com)