Rural property checks in Portugal, before you sign
In Portugal the tax record, the land registry and the map of a rural property often disagree: different areas, missing articles, outdated owners, charges nobody mentioned. Prediário puts the three side by side and shows where they diverge.
For lawyers, solicitors, notaries, valuers and their clients buying a quinta, herdade, monte or rural land. Prediário is a service of IPR, Instituto de Planeamento Regenerativo, Lda., in Portugal.
What we check
- That every tax article (artigo matricial) belongs to the registered property (descrição predial).
- Areas in the tax record and in the land registry, against the legal tolerance of 5 %, 10 % or 20 % (art. 28-A of the Land Registry Code).
- Registered owner against the tax record owner.
- Mortgages, attachments, usufructs and pending registrations, and whether the certificate is still valid.
- Where the property sits on the official cadastre, with a plan.
- Neighbours who may hold a pre-emption right on rural land.
Services
- Property Check Report (Ficha de Conferência Predial)79 €
- Tax record, land registry and cadastre compared: articles, areas against the legal tolerance, owners, charges, certificate validity, map and a list of points to clarify.
- Neighbours' Pre-emption Test59 €
- Who may have a pre-emption right when a rural plot is sold (art. 1380 of the Civil Code), plot by plot, under both readings used by the courts.
- Rural Due Diligence199 €
- Property check, neighbours map, subdivision check and building potential under the municipal plan, in one delivery.
- Inheritance Property Inventory149+ €
- All plots of an estate on one map and one table: areas by source, tax value, registry status and charges.
Prices exclude VAT. Reports are in Portuguese, the language of the documents and of the deed; an English summary can be requested.
Request a check See a sample report
Questions
What is a property document check?
Prediário cross-checks the Tax Office record (caderneta predial), the Land Registry certificate (certidão permanente) and the cadastral map of a rural or mixed property. The report flags where articles, areas, owners and location do not match, and lists what to clarify before signing.
What do you need from me?
The caderneta predial of each article (PDF) and the access code of the certidão permanente. A plan, KML file or the property listing helps to locate the land.
Is this legal advice or a survey?
No. It documents what the official records and public maps show on the date of the check. Conclusions are for your lawyer or solicitor. Surveys, BUPi drawings and valuations go to licensed partners.
How much is it?
The property check report is 79 € plus VAT. A full rural due diligence (records, neighbours and pre-emption, subdivision and building rules) is 199 € plus VAT. Reports are written in Portuguese; an English summary can be requested.