Skip to content 
Buying property in Portugal involves more than just choosing the right home — it also requires navigating important legal steps. One of the most crucial is the Promissory Contract (Contrato-Promessa de Compra e Venda), which protects both buyers and sellers before the final deed is signed.
This agreement secures the terms of the deal, outlines responsibilities, and reduces risks for both parties.
In this guide, we’ll explain how the promissory contract works, why it’s essential, and what every buyer and seller should know before signing.
What is the Promissory Contract of Purchase and Sale?
The promissory contract of purchase and sale, often refer to as a “Contrato Promessa de Compra e Venda” (CPCV) in Portugal, is a legally binding agreement between a buyer and a seller in a real estate transaction.
This contract outlines the terms and conditions of the property sale and serves as a preliminary or pre-contractual agreement before the final deed of sale (Escritura) is execute.
Key Features of the Promissory Contract of Purchase and Sale
1. Deposit
In the realm of real estate transactions in Portugal, the deposit, also knows as the “sinal,” holds particular significance. It serves as a tangible expression of the buyer’s commitment to the property acquisition.
This deposit is typically structure to be a substantial percentage, often around 10%, of the property’s purchase price, although it can vary base on mutual agreement between the buyer and the seller.
From a real estate expert’s perspective, the deposit plays several crucial roles in the property acquisition process. Firstly, it demonstrates the buyer’s genuine intent to follow through with the purchase, assuring the seller of their commitment to the deal.
Furthermore, the deposit acts as a form of financial security for both parties involves. If the buyer decides not to proceed with the purchase after the promissory contract is signs, the seller is generally entitle to retain the deposit.
Conversely, if the seller fails to fulfill their obligations and the sale falls through, they may be requires to return the deposit to the buyer, often with additional compensation.
2. Conditions and Obligations
The contract essentially acts as a roadmap, clearly outlining the conditions that must be fulfill before the final deed of sale (Escritura) can be executes.
It provides a structures framework that promotes transparency and mitigates risks for all parties involve. Here’s a closer look at the significance of these conditions:
Obtaining Financing
One of the most common conditions is the need for the buyer to secure financing for the property. In many cases, buyers depend on mortgage loans to make the purchase.
Therefore, the promissory contract often stipulates a specific deadline by which the buyer must obtain a loan approval from a financial institution.
Property Inspections
The contract may require the buyer to conduct various property inspections, such as structural assessments, pest inspections, or environmental evaluations.
These inspections are intended to uncover any issues or concerns with the property.
Resolution of Property Issues
If there are any known issues with the property, the contract can outline the steps needed to address and resolve them. This might involve the seller completing necessary repairs or renovations before the final sale.
3. Penalties
The section of the promissory contract that deals with penalties holds a significant role in ensuring the transaction’s integrity and fairness.
Penalties for the Buyer
If, for any reason, the buyer is unable or unwilling to complete the purchase of the property, the contract may stipulate penalties.
Typically, this entails the forfeiture of the deposit Making by the buyer when the promissory contract was signs.
Seller’s Obligations
On the other side of the equation, if the seller is unable to fulfill their obligations as outlines in the contract, they may requires to return the buyer’s deposit.
However, this might not be the end of the matter. In most situations, the contract might also mandate that the seller not only returns the deposit but compensates the buyer, potentially doubling the amount, to cover any financial losses or inconveniences incurred as a result of the aborted transaction.
4. Completion Date
The completion date is a pivotal milestone, and is the moment when the promises, commitments, and legal intricacies outline in the promissory contract culminate, resulting in the official transfer of property ownership from the seller to the buyer.
Legal Transfer of Ownership
The completion date is the culmination of a series of steps, and it is on this day that the property’s ownership formally changes hands.
Role of the Notary
The completion of a property sale in Portugal typically takes place at a notary’s office. The notary plays a pivotal role in overseeing the final deed of purchase and sale (Escritura).
Get In Touch With Us
Portugal Residency Advisors® has helped hundreds of international families and investors secure residency, citizenship, and investments in Portugal. Discover how our trusted approach makes your move simple and successful.
5. Payment
The process of payment in real estate transactions is a pivotal aspect that demands meticulous consideration.
Comprehending the various methods and nuances of payment is essential for both buyers and sellers in ensuring the financial integrity of the transaction.
Payment of the Deposit
One of the initial financial steps in a real estate transaction involves the payment of the deposit. This deposit serves as a tangible manifestation of the buyer’s commitment to the acquisition.
In Portugal, it is a customary practice for the deposit to pay through methods such as checks or bank transfers.
Escrow Accounts in Portugal
Unlike in some other countries where escrow accounts are a common practice, they are not typically utilized in Portugal for real estate transactions.
Instead, Portugal’s real estate transactions often rely on the trustworthiness and security offered by banking institutions for the handling of financial transactions.
Is the Promissory Contract Mandatory in Portugal?
The Promissory Contract (Contrato-Promessa de Compra e Venda) is not a legal requirement in Portugal, but it is widely used and strongly recommended.
This contract serves as a safeguard for both buyers and sellers by setting out the conditions of the sale, deadlines, and agreed price before the final deed is signed.
It also involves the payment of a deposit, known as the sinal, which protects both parties: if the buyer withdraws, they lose the deposit; if the seller pulls out, they must return double the amount.
For this reason, the promissory contract provides greater security and peace of mind during the property transaction.
While it is possible to proceed directly to the final Deed of Purchase and Sale (Escritura Pública) without signing a promissory contract, this approach is less common and carries more risk.
For more videos about investing or moving to Portugal, explore our YouTube channel here: YouTube Channel Portugal Residency Advisors®.
How We Can Help
Local Expertise
We know Portugal. Due to our extensive local knowledge, we believe that concentrating our services in a single country destination is the best way to give you the most thorough and useful information.
Holistic Approach
We offer a streamline communication channel for the entire process, delivering a comprehensive service that encompasses all facets of your real estate investment journey, including property search, negotiation, legal matters, due diligence, and property management.
Independent Service
As an independent buying agent, we have the flexibility to collaborate with any agent, seller, promoter, or developer, providing you access to all available options in the real estate market. This enables us to objectively analyze every opportunity and find the right property for you at the best price, free from complications.
Simple Process
Technology plays a significant role in our company, allowing us to provide you detailes property market information and minimize our clients’ involvement in paperwork. As customers ourselves, we understand how to best serve your needs.
Frequently Asked Questions About the Promissory Contract
What is a Promissory Contract of Purchase and Sale?
A Promissory Contract (Contrato Promessa de Compra e Venda) is a legally binding agreement between a property buyer and seller in Portugal. It outlines the terms and conditions of the property sale and acts as a preliminary or pre-contractual agreement before the final deed of sale (Escritura) is executed.
What is the purpose of the Promissory Contract?
The primary purpose of the Promissory Contract is to establish a clear and legally binding agreement between the parties involve, defining the conditions, obligations, and timelines for the property sale. It offers legal protection and security for both buyers and sellers.
Is the Promissory Contract of Purchase and Sale mandatory in Portugal?
The Promissory Contract is not mandatory, but it is a common and recommend practice in property transactions in Portugal. It provides legal security and clarity for both parties, reducing the risk of disputes and misunderstandings.
What is the typical deposit amount in a Promissory Contract?
The deposit, often referred to as “sinal,” is usually around 10% of the property’s purchase price. However, this amount can vary base on mutual agreement between the buyer and seller.
What happens if the buyer breaches the Promissory Contract?
The contract typically includes clauses outlining penalties and consequences for non-compliance. If the buyer fails to complete the purchase, they may forfeit the deposit.
Can the terms of the Promissory Contract be negotiated and customized?
Yes, the terms and conditions of the Promissory Contract can negotiate and customizes to suit the specific requirements of the transaction. It’s common for buyers and sellers to work with legal professionals to ensure the contract aligns with their needs.
What happens if the seller breaches the Promissory Contract?
If the seller cannot fulfill their obligations, they may need to return the deposit in double.
When does the formal transfer of property ownership occur in Portugal?
The formal transfer of property ownership occurs on the completion date, often at a notary’s office, when the final deed of sale (Escritura) is executed.
Can the Promissory Contract be modified after it is signed?
The Promissory Contract can be modifying or amend, but any changes should make with the mutual agreement of both the buyer and the seller and should document in writing to ensure transparency and legality.
What is the CPCV in Portugal?
In the context of real estate and property transactions in Portugal, CPCV stands for “Contrato de Promessa de Compra e Venda,” which translates to “Promise of Purchase and Sale Agreement.” This is essentially the same as the Promissory Contract (Contrato Promessa de Compra e Venda) mention earlier. The CPCV outlines the terms and conditions of a property sale, serving as a legally binding preliminary agreement between the buyer and the seller before the final deed of sale (Escritura) is executed.
Excellent
4.9 | 46 Reviews
