Source: Adobe Stock Author: Redaction In a dynamic property market, negotiating well does not depend solely on the ability to argue. Available information on demand, supply and price trends can be decisive in understanding how far it is possible to go in a negotiation. For buyers, sellers and industry professionals, knowing these indicators makes it possible to replace perceptions with concrete data. And when a negotiation is supported by up-to-date information, it becomes easier to justify a price, identify opportunities or recognise when expectations need to be adjusted. Supply and demand help understand the market The relationship between supply and demand is essential to understanding the dynamics of an area. When demand is high and few properties are available, the owner may have greater negotiating power. Conversely, a high level of supply and properties remaining on the market for longer can give buyers more room to negotiate. However, this analysis must take the local reality into account, as demand varies between municipalities, parishes and property types. Analysing specific data can therefore make a difference before making or accepting an offer. Which statistics can support a negotiation? To better assess a propertys position in the market, several indicators can be considered: price trends; price per square metre; number of properties available; average time on the market; properties entering and leaving the market; price changes; demand for a specific property type; differences between similar properties in the same area. The aim is not to accumulate numbers, but to understand what this data means for that specific property. For example : a property with a similar price to others in the area may appear to be correctly valued. However, if comparable properties have been on the market for several months or have had their prices reduced, this provides relevant information for the negotiation. Using data to set expectations Market statistics help establish more realistic expectations. For owners and buyers, knowing prices, market trends and average selling times makes it easier to assess a propertys value and prepare for negotiations. Tools such as Infocasa make it possible to monitor indicators such as price per m², price changes and average listing time, as well as create analyses by property type and municipality. This makes data a practical support for negotiations. Identifying signs before negotiating Supply analysis can also reveal important signs about a propertys evolution: Price reduction: may indicate that the initial price is not generating the expected response. Time on the market: a property available for a long time may represent a different opportunity from when it first entered the market. Changes in supply: monitoring these changes helps to better understand owners behaviour. More informed decisions: analysing these signs prevents negotiations from being based solely on the asking price. Differences between areas: this monitoring is particularly useful in markets where prices vary significantly between nearby areas. Comparing similar properties No property should be analysed in isolation. Comparing similar properties in terms of location, type, size and features helps to understand market prices, available supply and room for negotiation. The comparison can answer specific questions: Are there cheaper alternatives? Are many similar properties available? Are prices rising or falling? How long do they remain on the market? With Infocasa , it is possible to monitor property prices and trends, gaining a more complete view of the market. This information should, however, be analysed in light of each propertys specific characteristics. More information, better decisions Analysing demand, supply and prices makes it easier to understand a propertys market position and identify opportunities. In a constantly changing market, monitoring these indicators reduces uncertainty and helps you negotiate with greater preparation.
Source: Adobe Stock Author: Redaction Rebuilding old houses becomes simpler The new urban planning licensing regime has introduced significant changes for those who intend to rebuild an old house. Decree-Law No. 108/2026, published in May and now in force, has expanded the cases in which certain works are exempt from a permit or prior notification. The change comes amid strong pressure on housing. According to INE, house prices increased by 17.6% in 2025, the highest growth in the available series. To benefit from the exemption, the rebuilding must restore the propertys last legally valid state. In general terms, this means maintaining the composition of the façades, dimensions, openings, roof and projecting or recessed elements. Not all works are exempt The exemption no longer applies when the intervention constitutes an extension of the property. Increasing the footprint or total floor area, façade height, building height or volume may change the classification of the works. It is also possible to improve materials, safety and health conditions, provided the intervention remains within the limits defined for rebuilding. Another relevant change applies to properties located in protected areas surrounding listed buildings or buildings pending classification. In these cases, certain rebuilding works may also benefit from the exemption. Replacing window frames with solutions of similar design and finish, when intended to improve energy performance, is also classified as a work of minor urban planning significance. An exemption does not mean there are no rules Even without a permit, the owner remains subject to obligations. As a general rule, the owner must notify the municipal council of the start of the works at least five days in advance. Urban planning fees may also still apply. In addition, responsibility for the compliance of the intervention remains. The property may be inspected, and works that exceed the limits of the exemption may become subject to the rules applicable to works requiring planning permission. Therefore, before starting any rebuilding work, it is important to check the propertys legal history, verify that the intervention maintains the required characteristics and assess whether there are any heritage or urban planning restrictions. The main advantage of the new regime is therefore the reduction of bureaucracy for certain works. However, rebuilding an old house without a permit does not mean that the property can be freely altered.
Source: Adobe Stock Author: Redaction Buying a home can involve different tax costs Property taxes are not the same in every European country. When buying a home, transfer tax is one of the main costs to consider. Belgium has one of the highest maximum rates, reaching 12.5%, depending on the region. It is followed by England, at 12%, the Netherlands, at 10.4%, and Luxembourg, at 10%. In Portugal, the maximum rate indicated for this tax is 8%. In the comparison of 31 European countries analysed by Global Property Guide, Portugal ranks seventh among the countries with the highest transfer tax. On the other hand, Estonia and Czechia do not apply this tax, while Lithuania has a rate of 0.4%. Owning property also involves annual taxes After buying, property can continue to represent an annual tax burden. In Portugal, this is mainly covered by IMI, whose rate ranges from 0.3% to 0.8%, depending on the municipality and type of property. Spain stands out in this respect, with rates that can reach 4.8% in certain municipalities. However, the tax is based on the cadastral value rather than directly on the market value. Lithuania, Belgium, Germany, the United Kingdom and France also have high rates of this type of taxation. Cyprus and Malta, on the other hand, stand out for not applying an annual property tax. Portugal ranks 23rd among the 39 countries analysed for this indicator. Renting out a home can have a different tax burden Those who rent out a property may also have to pay tax on the income received. Here, the differences between countries are particularly significant. For annual rental income equivalent to €1,500, Denmark has one of the highest rates, followed by the Netherlands and Finland. At the opposite end, Cyprus does not apply tax to this income in this scenario. In Portugal, the flat rate on rental income is currently 25%, although different rates may apply in certain situations, particularly depending on the length of the tenancy agreement. Selling can generate capital gains tax Selling a property can also have tax implications when a capital gain is made. Taxation varies significantly between European countries. Denmark has one of the highest maximum rates, reaching 52.07%, followed by Luxembourg and Germany. In the latter, specific rules may allow the capital gain to be exempt when the property has been owned for more than 10 years. Malta, North Macedonia and Romania have lower taxation under this indicator. Portugal ranks 17th among the 39 countries analysed, with a rate that can reach 24%. Therefore, the tax cost of a property does not depend solely on its price. Before buying, renting out or selling a home in another country, it is important to understand the applicable taxes and the specific rules of local legislation.
Source: Adobe Stock Author: Redaction Fewer transactions in a high-price market The Portuguese property market went through the first six months of 2026 with a reduction in the number of transactions, in a context marked by limited supply and rising house prices. The turnover of the main estate agency networks increased, alongside the appreciation of the properties sold, and data from the National Statistics Institute (INE) help explain this trend. In the first quarter of 2026, the median price per square metre paid by buyers whose tax residence was abroad was 29.7% higher than the amount paid by domestic buyers. This difference was even more significant in Greater Lisbon, where it reached 34.5%, while in the Algarve it stood at 24.5%. Higher prices help sustain the business The rise in prices has partially offset the reduction in the number of sales. As each property represents a higher transaction value, estate agency commissions can remain stable or increase even when the number of transactions falls. The shortage of available housing therefore remains one of the main factors to monitor. Lower supply limits the number of transactions but keeps pressure on prices in a market where demand remains higher than the number of properties available in several areas. The market also reveals differences between the various buyer profiles. In addition to domestic and foreign private buyers, companies have been gaining weight in residential transactions. According to the INE, financial and non-financial entities paid a median price of €2,142 per square metre in the first quarter, 33.8% more than in the same period of the previous year. Foreign demand maintains its market share Buyers whose tax residence is abroad continue to represent a significant share of demand, particularly in areas with stronger international demand and in higher-priced segments. The higher amounts paid by these buyers help explain the difference between the evolution of the number of transactions and the financial performance of the estate agency sector. Even with fewer transactions, higher-value deals can contribute to increasing turnover and revenue. Nevertheless, domestic demand continues to play a central role in the residential market. For many Portuguese households, rising prices have made access to housing more difficult, particularly in a context of limited supply. Thus, the first half of 2026 leaves a property market marked by two distinct trends: fewer transactions, but higher sale values. Until supply increases consistently, prices and the ability to secure new property listings are likely to remain key factors in the sectors performance.
Source: Adobe Stock Author: Redaction The first impression during a viewing When a property is put up for sale, the first impression can influence the perception of those viewing it. However, preparing a home for the market does not necessarily mean carrying out a complete renovation or undertaking expensive works. In many cases, some simple interventions can improve the appearance of the property, create a feeling of greater care and help potential buyers imagine themselves in the space. Before investing, the most important thing is to identify what really needs to be improved. Start with what has the greatest impact Carry out a deep clean: pay particular attention to windows, floors, kitchens, bathrooms, appliances, outdoor areas and storage spaces. Resolve small problems: dripping taps, blown bulbs, damaged handles, marks on walls or small cracks can create a feeling of poor maintenance. Declutter the rooms: remove personal belongings and excessive decorative elements to create larger, more neutral spaces. Reduce excess furniture: removing some pieces can make it easier to move around and help highlight the propertys features. Clear surfaces: less cluttered worktops, tables and shelves make spaces look more organised and allow buyers to focus on the home. Opt for a neutral and bright presentation The décor should help potential buyers visualise the home as their own. Therefore, a simple and neutral approach tends to be more effective than overly personalised décor. Cushions, throws, plants or a few decorative elements can make spaces feel more welcoming without requiring major expenses. In the kitchen and bathrooms, small details, such as clean textiles or new accessories, can also refresh the appearance of the rooms. Lighting deserves special attention. Opening blinds and curtains, cleaning windows, replacing old bulbs and adding lighting to darker areas can significantly change the perception of the spaces, both during a viewing and in the propertys listing photographs. Make small improvements before considering works If some rooms look dated, this does not mean they need to be completely renovated. In the kitchen, for example, painting the cabinets, replacing handles or updating certain coverings may be enough to create a more modern look. In bathrooms, replacing damaged accessories, renewing grout, correcting minor imperfections and applying a fresh coat of paint can have a considerable impact. The exterior should also be valued. Trimming vegetation, cleaning access areas, treating small deteriorated areas and ensuring that the entrance to the home is well maintained all contribute to a better first impression. Before carrying out any intervention, however, it is important to assess the potential return on investment. Not all works increase the sale value by the same proportion and, in many cases, a clean, organised, bright and well-presented home can be more effective than an expensive renovation.
Source: Adobe Stock Author: Redaction Construction costs continue to increase The cost of building a new home increased again in June, rising 7.2% compared with the same month in 2025. Growth was higher than in May, when the year-on-year change stood at 6.9%. Data from the National Statistics Institute (INE) show that labour was the main factor behind this evolution. Labour costs increased by 8% year-on-year, accelerating from the 7.6% rise recorded in the previous month. For those planning to build a home, this increase means that the budget required for a new property may be higher, particularly due to rising costs associated with construction professionals. Materials also become more expensive Construction materials also recorded an increase in prices. In June, the year-on-year rise was 6.5%, slightly above the 6.4% recorded in May. Among the materials that contributed most to this increase were bitumen, whose price rose by around 35% in one year. Copper wire, both bare and coated, and PVC pipes recorded increases of around 25%. None of the materials included in the index recorded a price decrease compared with June 2025. Building a home requires a larger budget In addition to the year-on-year comparison, the data show that costs also increased from one month to the next. In June, the construction cost index for new homes rose by 0.6%, although this increase was lower than the 1.1% recorded in May. The evolution of labour and material prices therefore continues to weigh on the final cost of a new home. For those planning to go ahead with construction, monitoring these figures can be important when setting a more realistic budget and assessing how expenses may evolve throughout the project.
Source: Adobe Stock Author: Redaction Property sales can be unblocked The President of the Republic, António José Seguro, has enacted the legislation authorising the Government to create a new regime for undivided estates. The measure aims to facilitate the sale of properties when heirs cannot reach an agreement. The new special procedure will apply to properties forming part of undivided estates that have not yet been divided when the rules come into force. In this way, one heir may request the sale of the property through a specific procedure, even without the agreement of all the others. The aim is to prevent disagreements between family members from leaving a property unused or delaying the completion of the estate division for long periods. Not all properties are covered Despite the change, there are situations that are excluded from the new sale procedure. The family home cannot be covered, unless the surviving spouse gives their express consent. The same protection applies to de facto unions. Undivided estates that are in a state of insolvency are also excluded. The new rules are expected to cover estates that have been opened but not yet divided when the regime comes into force. New rules for managing the estate The legislation also introduces changes to how an undivided estate can be administered. In certain situations, the heirs may choose, by simple majority, another person to take over the administration of the estate and the duties of executor of the estate. It also creates the possibility of appointing a testamentary executor with powers to divide the estate. This person may take on functions related to the administration, liquidation and division of the assets, with the aim of making the succession process simpler. The rules governing the exercise of these functions will be defined later by the Government. What should heirs know? For those who own a property that forms part of an undivided estate, the main change is the possibility of unblocking a sale when there is no agreement between all the parties involved. However, the regime does not mean that any property can automatically be sold at the request of a single heir. There are exceptions, and the procedure laid down in the new legislation must be followed. The Government will have 180 days, after the legislative authorisation comes into force, to approve the rules implementing this new regime for undivided estates.
Source: Adobe Stock Author: Redaction AI-powered Home Staging gains prominence in the property sector In an increasingly competitive property market, image quality has become one of the key factors in capturing the attention of potential buyers. As most property searches begin online, first impressions are almost always created through photographs, making it essential to present every property in the best possible way. In this context, AI-powered Home Staging is becoming increasingly relevant. This technology makes it possible to digitally transform the presentation of properties by enhancing empty spaces, improving lighting and creating more appealing images, without the need for physical alterations to the property. How does Artificial Intelligence help enhance properties? Properties are not always ready for the ideal photo shoot. Empty rooms, outdated décor or poorly lit photographs can make a property less attractive and reduce buyers interest. Using Artificial Intelligence, property presentation can be improved through a range of features, including: • Virtually furnishing empty rooms; • Automatically enhancing brightness, contrast and colour balance; • Removing distracting elements; • Enhancing façades and outdoor spaces. These solutions help highlight the potential of each space and make it easier for potential buyers to visualise the property. Realistic images build buyers confidence Despite the possibilities offered by Artificial Intelligence, authenticity remains essential. The purpose of digital Home Staging is not to alter the reality of a property, but rather to present spaces in a more organised, brighter and more attractive way. When used appropriately, this type of technology helps create more professional listings, improve the user experience and increase buyers confidence throughout the property search process. Integrated technology simplifies agencies work The growing adoption of AI-powered Home Staging demonstrates the importance of technology in property marketing. By integrating these tools directly into management platforms, agencies can optimise image editing, reduce the time needed to prepare listings and standardise the presentation of their properties. In eGO Real Estate , AI-powered Home Staging and image editing features are integrated into the CRM, allowing users to improve photographs, organise images and prepare listings without relying on external applications. This enables agencies to present properties in a more attractive way and make the entire marketing process more efficient.
Source: Adobe Stock Author: Redaction What are hidden defects in properties? Hidden defects in properties are faults that already existed at the time of purchase but were not visible during a normal inspection. Problems such as leaks, cracks, plumbing faults, electrical issues or insulation defects may only become apparent after the property has been occupied for some time. In addition to the inside of the property, these defects may also affect external elements, such as façades, roofs, balconies or waterproofing systems. When it is proven that the problems already existed before the purchase, the buyer may hold the seller or the developer liable under Portuguese law. How should you deal with hidden defects in properties? If you identify hidden defects in properties, it is important to act quickly. To protect your rights, follow these steps: Gather all the evidence: take photographs and videos of the defects, document the affected areas and, whenever possible, obtain a technical report from an engineer or specialist surveyor identifying the cause and extent of the problem. Notify the seller or developer: send a formal notification by registered post with acknowledgement of receipt or by another method that provides proof of communication. Describe the defects found, state when they appeared and request that they be repaired within a reasonable period. Try to reach an agreement: whenever possible, seek an amicable solution. This may include repairing the defects, replacing damaged elements or agreeing on appropriate compensation, avoiding lengthy legal proceedings. Seek legal advice if necessary: if no agreement can be reached or the responsible party refuses to accept liability, you may need to consult a solicitor specialising in property law to defend your rights. What are the deadlines for making a claim? Portuguese law establishes specific deadlines for claiming hidden defects in properties. After discovering the defect, the buyer has up to one year to notify the seller. Following that notification, there is a further six-month period to bring legal action if no solution is reached. For new properties purchased directly from developers or builders, construction warranties may also apply, particularly in cases involving structural defects, with protection lasting for several years. The sooner you report the problems, the greater the chances of resolving the situation quickly and preventing further damage. How can you reduce the risk before buying a property? Although not every issue can be anticipated, there are several measures that help reduce the risk of buying a property with hidden defects. Before purchasing, it is advisable to check the reputation of the builder or seller, review the propertys documentation and confirm that all the relevant licences are in place. It may also be useful to commission an independent building inspection to assess the propertys structure, electrical installations, plumbing and other essential elements. This assessment can identify potential defects before the contract is signed. Taking these precautions can help avoid unexpected expenses in the future and provide greater security throughout the property purchase process.
Source: Adobe Stock Author: Redaction Why is location so important? Location is one of the factors that has the greatest influence on a propertys value and can represent a significant proportion of its final sale price. More than the propertys features, the area where it is located affects buyer interest and its potential for appreciation over time. If you are thinking about selling, understanding the impact of location allows you to set a price that is more in line with the market and create a more effective sales strategy. Properties close to public transport, shops, schools and services tend to attract greater demand and maintain more consistent value. On the other hand, factors such as heavy traffic, noise, pollution or urban deterioration can reduce the areas appeal and negatively affect the propertys value. Factors that increase a propertys value There are several location-related elements that can increase the value of a home. Proximity to underground stations, railway stations or good road connections is one of the most valued aspects, especially in large cities. The presence of schools, hospitals, supermarkets, green spaces and local shops also helps make an area more attractive. Safety, the quality of public spaces and a well-maintained environment are equally important factors in purchasing decisions. In many regions, uninterrupted views, proximity to the sea or natural areas can represent a significant increase in value, particularly in tourist destinations or premium markets. The areas appreciation potential Beyond its current value, it is important to analyse the future development of the location. Urban regeneration projects, new infrastructure, public or private investment and transport expansion can transform less valued neighbourhoods into highly sought-after areas. For this reason, assessing the growth potential of the area where the property is located is essential to understanding its future value and defining the best sales strategy. How to make the most of location when selling Although it is not possible to change a propertys location, it is possible to highlight its strengths. When preparing your property for sale, emphasise its proximity to transport, schools, services, shops, green spaces or leisure areas. It is also important to compare your property with recent sales in the same area, understand the price per square metre and monitor the local market. This information helps define a competitive and realistic asking price. A valuation based on up-to-date information helps reduce the time the property stays on the market, increase buyer interest and improve your negotiating position. If you are planning to sell, understanding the influence of location is one of the first steps towards determining the true value of your home.
Source: Adobe Stock Author: Redaction A single insurance policy could simplify processes Condominium management is advocating changes to the legislation to make a single insurance policy per building mandatory. The proposal comes after the damage caused by the storms earlier this year, which led to thousands of insurance claims and highlighted difficulties in managing claims. Currently, each unit has its own insurance policy, requiring multiple claims to be submitted when damage affects the common areas. According to the Portuguese Association of Condominium Management and Administration Companies (APEGAC), this model slows down the settlement of claims and increases the complexity of condominium management. Differences between insurers create obstacles The existence of multiple insurance policies within the same building can lead to different decisions regarding coverage, deductibles and compensation. While some insurers accept certain types of damage, others may exclude them or apply different conditions, making the recovery of buildings more difficult. APEGAC believes that a single insurance policy would standardise procedures, reduce bureaucracy and speed up repairs to damage in common areas, avoiding differing interpretations between insurers. There are still claims awaiting resolution Although most of the claims submitted after the storms have already been resolved, there are still pending cases, particularly in the hardest-hit areas. In many cases, assessments or decisions from insurers are still pending. The association acknowledges the effort made in response to the high number of incidents but believes that some of the solutions presented did not correspond to the damage actually recorded or to the buildings recovery needs. Legislative changes continue to be advocated Condominium management continues to support a revision of the legislation to allow the creation of a mandatory insurance policy for each building. In addition to simplifying responses in large-scale situations, this measure could reduce disputes between insurers and facilitate the recovery of residential property. According to the association, the experience of the storms demonstrated the need to modernise the condominium protection model, making insurance management more efficient and better prepared to respond to future extreme events.
Source: Adobe Stock Author: Redaction Property transfers strengthen local management The State has transferred 95 properties to municipalities since October 2024 through 71 agreements signed with 64 local authorities. The latest phase of this process included the transfer of management of 21 properties to 16 municipalities, representing an estimated investment of around €16 million. Overall, these agreements represent an investment of approximately €80 million for the rehabilitation and recovery of public assets. The initiative aims to place State-owned buildings at the service of local communities, assigning municipalities responsibility for their management and enhancement. Rehabilitation focuses on enhancing public assets The transfer of the properties is coordinated by Estamo, the public company responsible for managing the States real estate assets. The aim is to promote the recovery of vacant or underused buildings, allowing them to be adapted to the needs identified by each municipality. According to the Government, this strategy seeks to accelerate the use of public assets by giving municipalities the responsibility to decide the most suitable projects for each area. The decentralisation of management also aims to improve the efficiency of property rehabilitation and maximise its benefits for local communities. Inventory identifies thousands of public properties The inventory of public assets is still ongoing and has already identified nearly 70,000 State-owned properties. This inventory aims to facilitate future transfers and create new opportunities to enhance public assets. The Government believes municipalities currently have the technical capacity and experience to take on greater responsibility for property management, reinforcing decentralisation and cooperation between central and local government. 16 municipalities receive new properties In this latest phase, agreements were signed with the municipalities of Ansião, Arcos de Valdevez, Arouca, Arronches, Carregal do Sal, Castelo de Paiva, Chaves, Évora, Guarda, Moimenta da Beira, Montalegre, Ponte da Barca, Viana do Castelo, Vila Pouca de Aguiar, Viseu and Porto. With the State transferring 95 properties since October 2024, the aim is to accelerate the recovery of public assets, increase their use and create new solutions to meet local needs through municipal management.
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