This guide explains how to find and check an English-speaking real estate agent in Portugal in 2026, and what an agent should and should not do for you.
What changed for buyers and agents in 2025 and 2026
The licensing rules for agents have not changed, but the market they work in has: non-resident buyers now pay a flat 7.5% transfer tax on homes, the 2026 tax bands and rent deduction are new, and prices are still rising by double digits. Each of these changes what a good agent should tell you before you view.
| Change | Date in force | What it means for you |
|---|---|---|
| Flat 7.5% IMT (property transfer tax) for non-resident buyers of homes (Decree-Law 97/2026) | Decree-Law published 20 May 2026 | An agent’s “purchase costs” estimate for a non-resident should now show 7.5% unless you will become resident within two years or let the home long term at no more than €2,300 a month. |
| New IMT bands (State Budget Law 73-A/2025) | 2026 | The 0% band for a main home runs to €106,346. Ask any agent quoting older figures to update them. |
| Tenant rent deduction raised (Decree-Law 97/2026) | €900 for 2026; €1,000 from 2027 | Relevant to buy-to-let buyers: declared long-term lets are more attractive to tenants. |
| Sale prices up 18.4% in a year | Q2 2026 (INE, published 23 October 2026) | The national median sale price reached €2,445 per m², with Lisbon at €5,299, but the number of sales fell 9.0%. |
| Asking rents up 6.1% in a year | September 2026 (idealista) | National asking rents reached €18.30 per m² a month; Porto and Coimbra fell. |
Correcting an outdated assumption. Many agency websites and online purchase-cost calculators still apply the standard sliding IMT scale to every buyer. Since Decree-Law 97/2026, a buyer who is not tax resident in Portugal normally pays a flat 7.5% on a home, with no exemption or reduction, and can reclaim the difference only by becoming resident within two years or letting the home under the rules in Article 17 of the IMT Code. On a €300,000 holiday home that is €22,500 instead of about €11,600. Ask the agent to recalculate costs for your actual tax position.
How estate agents work in Portugal
A Portuguese estate agency is a licensed business that finds and introduces buyers and sellers, or landlords and tenants, under a mediation contract, and it is usually instructed and paid by the seller or landlord. It is not your lawyer and it does not carry out the legal checks on a property.
| Feature | How it works in Portugal | What it means for you |
|---|---|---|
| Who may act | Only a business licensed by IMPIC under Law 15/2013 | Check the licence before you deal with anyone |
| Licence identification | Full company name and licence number at the office and on contracts, advertising and correspondence | A missing number is a warning sign |
| Usual client | The seller or landlord | The agent’s duty is mainly to the person who instructed it |
| Insurance | Civil liability insurance, or an equivalent guarantee, is a condition of the licence | You have a route to compensation if the agency is negligent |
| Complaints | Complaints book at every office, with a copy sent to IMPIC; electronic complaints book online | A formal record reaches the regulator |
| Legal checks | Carried out by your lawyer; the notary executes the deed | Do not rely on the agent for them |
Under the IMPIC rules, a licence can be held by an individual or company established in a European Economic Area state, has no expiry date but can be suspended or cancelled, and cannot be transferred to anyone else. That last point matters: an unlicensed business cannot lawfully operate under another agency’s licence.
Callout: The agent works for whoever signed the contract. In most sales the agency’s mediation contract is with the seller, and its fee depends on the sale going through. An agent can be helpful and honest and still have an interest in the deal closing. For independent advice on the property and the contract, instruct your own lawyer, which GOV.UK recommends for anyone buying property or land in Portugal.
Types of English-speaking property professional compared
Foreign buyers in Portugal usually work with three or four kinds of professional, and only the licensed agency can lawfully market and introduce property for a fee.
| Professional | What they do | Who pays | Licence or registration to check |
|---|---|---|---|
| Estate agency (empresa de mediação imobiliária) | Markets property, arranges viewings, negotiates, prepares the sale | Normally the seller, under its contract | IMPIC licence number |
| Buyer’s agent or property finder | Searches and negotiates on your behalf | You, under your own written contract | Must hold an IMPIC licence if it carries out mediation |
| Lawyer (advogado) | Checks title, debts and licences; drafts or reviews the promissory contract; attends the deed | You | Registration with the Ordem dos Advogados |
| Notary (notário) | Executes the deed and confirms it is legally in order for both parties | Check who pays in the promissory contract | Notaries’ directory |
| Surveyor or engineer | Inspects the building | You | Professional body membership |
| Certified translator or interpreter | Translates contracts and documents; interprets at the deed | You | Accepted for certification in Portugal |
How to check that an agent is licensed
Ask for the agency’s full company name and IMPIC licence number, check that both appear on its website, advertisements and contract, and confirm the licence with IMPIC before you sign anything or pay anything.
- Ask for the licence number. IMPIC’s guidance says an agency must show its full company name and licence number at every office open to the public and in all its external activity, including contracts, publications, correspondence and advertising.
- Check the identification card. The agency’s legal representatives carry identification cards issued by IMPIC and must show them whenever they act. Other staff carry cards issued by the agency showing their name, a current photograph, the agency’s full name and its licence number.
- Confirm the licence with IMPIC. IMPIC accepts enquiries through the forms on its website, which ask for your name, tax number and email address; its older generic email addresses are no longer in use.
- Check the company. The company name on the licence should match the name on the contract and on the invoice for any fee.
- Ask about insurance. Civil liability insurance, or an equivalent guarantee, is a condition of the licence; a reputable agency will tell you who its insurer is.
Warning: Do not deal with an unlicensed “introducer”. In popular expat areas, friendly English speakers sometimes offer to “find you something” for a fee or a cash commission. If they are not a licensed agency, or acting for one, you have no regulator to complain to and no insurance to claim against. Never pay a reservation fee or deposit to an individual’s personal account.
How much estate agents charge in Portugal
Agency commission is agreed in the mediation contract rather than set by law in the sources we checked, it is normally paid by the seller, and VAT is added at 23% on the mainland, 22% in Madeira and 16% in the Azores. As a buyer you will usually pay the agent nothing, unless you instruct your own buyer’s agent.
| Situation | Who pays the agent | What to ask |
|---|---|---|
| Buying through the seller’s agency | The seller, under the agency’s contract | Confirm in writing that no fee is payable by you |
| Instructing your own buyer’s agent or property finder | You | The fee (fixed or percentage), VAT, what is included, and when it is due |
| Renting through an agency | Normally the landlord | Confirm in writing whether any fee is charged to you |
| Selling a home you own | You | The commission, VAT, exclusivity and the length of the contract |
| VAT on agency commission | Rate |
|---|---|
| Mainland Portugal | 23% |
| Autonomous Region of Madeira | 22% |
| Autonomous Region of the Azores | 16% |
The agent’s fee is only one part of the cost of a purchase. Buyers also pay IMT, stamp duty of 0.8%, notary and registry fees and their own lawyer; how to buy property in Portugal as a foreigner sets out the full calculation.
Ask for a written fee statement before you view
Contact licensed estate agents in Portugal through the directory and ask each for their licence number, fee, VAT and the party they act for, in writing
The mediation contract: what you sign with an agent
If you instruct an agent yourself, as a buyer, a tenant or a seller, you sign a mediation contract that must show the agency’s name and licence number; insist that it is in writing, and read every clause on the fee, exclusivity and length before you sign.
| Clause | What to check |
|---|---|
| Parties and licence number | The agency’s full company name and IMPIC licence number |
| Service | Exactly what the agent will do: search, viewings, negotiation, help with documents |
| Fee | Amount or percentage, whether VAT is included, and the event that makes it payable |
| Exclusivity | Whether you may use other agents, and what you owe if you buy through someone else |
| Length | The start and end dates, and how to end the contract early |
| Property or search criteria | For a buyer’s agent, the area, budget and type of property agreed |
| Complaints | The complaints book and how to contact the agency’s management |
Tip: A reservation agreement is not a purchase contract. Some agencies ask a buyer to sign a reservation form and pay a reservation fee to take a property off the market. Before you sign, ask your lawyer whether the fee is refundable, who holds it, and whether the form commits you to anything. The binding commitment in a Portuguese purchase is normally the promissory contract (contrato-promessa de compra e venda), which your lawyer should review.
What an agent does not do: lawyer, notary and surveyor
The agent introduces and negotiates; your lawyer checks the property and the contracts; the notary executes the deed; and a surveyor inspects the building. Relying on the agent for any of the other three roles is the most common and expensive mistake foreign buyers make.
| Task | Who should do it |
|---|---|
| Confirm the seller owns the property and that it is free of mortgages and charges | Your lawyer, from the land registry certificate |
| Confirm the tax registration value and description | Your lawyer, from the tax record (caderneta predial) |
| Check that the building and any annexe or extension are licensed | Your lawyer, with the local council |
| Check coastal or riverside restrictions under the 2005 water resources law, and rural fire-prevention duties | Your lawyer; GOV.UK highlights both |
| Review the promissory contract and the deposit terms | Your lawyer |
| Execute the deed | The notary; GOV.UK notes that some notaries offer an independent purchase service called Casa Simples, Casa Segura |
| Inspect the building’s condition | A surveyor or engineer |
GOV.UK’s Living in Portugal page, last updated in July 2026, recommends that anyone buying property or land gets advice from an English-speaking lawyer registered with the Ordem dos Advogados. Lawyers who handle property often also help with residence applications, so the same firm may help you with finding an immigration lawyer in Portugal if you are moving from outside the EU.
Pair your estate agent with independent legal advice
Compare English-speaking lawyers in the ExpatListing directory who review promissory contracts, carry out property searches and attend the deed for foreign buyers
What “English-speaking” should cover
An English-speaking agent should be able to explain every document in English, but the legal documents themselves will usually be in Portuguese, so you still need a lawyer and, at the deed, a translation or interpreter if you do not understand Portuguese.
| Stage | What English support you should expect | What you still need |
|---|---|---|
| Search and viewings | Listings, viewings and negotiation in English | Nothing extra |
| Reservation and offer | An English explanation of any form you sign | Your lawyer’s review before you sign |
| Promissory contract | A summary in English | Your lawyer’s review; a translation if you want one |
| Deed | Help arranging the appointment | A bilingual deed or an interpreter, as the notary requires |
| After completion | Help with utilities and handover | Your own tax registration and tax representative if non-resident |
Ask whether the person who speaks English will handle your file from start to finish, or only the first viewing. Banks and notaries may ask for documents in Portuguese, so line up certified translation services in Portugal early, and open a bank account in Portugal before the promissory contract, because the deposit is paid by transfer.
Questions to ask before you instruct an agent
Ask every agent the same questions, and prefer the one who answers in writing and without hesitation.
- What is your agency’s full company name and IMPIC licence number?
- Who are you acting for in this transaction, and who pays your fee?
- If I instruct you as a buyer’s agent, what is your fee, does it include VAT, and when is it due?
- Will the same English-speaking person handle my file until completion?
- Can you give me the land registry certificate and the tax record for this property before I make an offer?
- Is the building, and any annexe, pool or extension, licensed by the council?
- How did you calculate the purchase costs, and have you applied the 7.5% IMT rate for non-residents if it applies to me?
- Do you also handle long-term rentals, and can you help me rent first? See renting in Portugal.
- Which areas do you know best? An agent who works one region well is usually more useful than one who covers the whole country; compare the best places to live in Portugal first.
- Can you recommend an independent lawyer, and are you paid anything for that recommendation?
Find help with renting while you search
Compare housing and relocation providers in the ExpatListing directory who find and secure long-term rentals for expats while they look for a home to buy
Red flags and common mistakes
Most problems with agents in Portugal come from three things: dealing with someone who is not licensed, paying money before your lawyer has checked the property, and relying on the agent for legal or tax advice.
| Red flag or mistake | What to do instead |
|---|---|
| No licence number on the website, advertisement or contract | Ask for it and confirm it with IMPIC; walk away if it is not given |
| Pressure to pay a reservation fee “today” | Ask your lawyer to review the form first; pay only to the agency’s business account |
| A purchase-cost estimate that ignores the 7.5% IMT for non-residents | Ask for a recalculation for your tax position, and confirm it with a tax adviser |
| An annexe, pool or extension “everyone has” | Ask for the council licence; unlicensed works can be costly to regularise |
| The agent recommends a lawyer who also acts for the seller | Instruct your own lawyer, registered with the Ordem dos Advogados |
| Holiday-let income presented as guaranteed | Ask for evidence of the local accommodation registration and past income, and take legal advice on whether it transfers to you |
| A complaint ignored | Ask for the complaints book; the agency must give you a copy and send one to IMPIC within five working days, or use the electronic complaints book |
Once you are settled on an area and an agent, the remaining steps are tax and residence. If you are becoming tax resident, an expat tax adviser in Portugal can confirm when, which also decides whether you can reclaim the 7.5% IMT. For the wider move, see how to move to Portugal, and compare licensed agents and other providers on the Portugal country hub.
Frequently asked questions
