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Full property risk score

Six things can go wrong with a Portuguese property purchase. When launched, RealOS will check all six before you commit.

When launched, the Property Risk Score (AIRCS) will run six independent risk layers — legal title, building compliance, energy, financial, condominium, and environmental — and combine them into one score with a clear action threshold. This page does not look up records.

Property Risk Score™

When launched, you will be able to enter an address or an Artigo Matricial. This page does not run these layers.

Coming soon

Tool in development

This tool is not available yet. The content below is informational and describes what it will measure when launched — not real results for your property or area.

No single check tells the complete risk story. A property can have a clean title, no unapproved works, and a good energy rating — and still carry an undisclosed €18,000 condominium debt that transfers on sale. Or a clean administrative record combined with a flood zone classification that has not been priced into the asking price.

When launched, the AIRCS will cross six checks from primary sources into one number with clear thresholds. It will show where to focus, and whether a physical inspection is worth paying for before a deposit. This page does not do that yet.

The six risk layers

L1
Legal title — Certidão Permanente and Citius
When launched, this will check the IRN land registry for current ownership, active mortgages (hipotecas), tax liens (penhoras), and pending court proceedings. This page does not look up the IRN or Citius.
25%
L2
Building compliance — Licença de Utilização and DL 10/2024
When launched, this will compare Caderneta Predial and Licença de Utilização areas and estimate Simplex risk. This page does not read those documents.
25%
L3
Energy — Certificado Energético and EPBD context
When launched, this will check the energy class and certificate validity (10-year expiry for housing) and flag low ratings (E–G). This page does not read certificates. A valid certificate is required to sell or rent.
15%
L4
Financial and fiscal — IMI arrears and VPT
When launched, this will check outstanding IMI and AIMI arrears, AT penhoras, and gaps between VPT and price. This page does not look up AT or the Caderneta Predial.
15%
L5
Condominium — Lei 8/2022 and IMPIC registration
When launched, for apartments, this will check outstanding condominium charges and whether the administrator is on the IMPIC register. This page does not read those records. Under Lei 8/2022 the debt can pass to the buyer: ask the administrator for a declaração de não dívida.
10%
L6
Environmental — APA, ICNF, REN/RAN, POOC
When launched, this will show the municipality flood class and wildfire class from stored data. This page does not do that, and it does not read APA, ICNF or POOC maps for an address.
10%

Score bands and what they mean

ScoreBandMeaningRecommended action
71 – 100GreenNo significant risk flags across all layersStandard legal checks · Proceed
41 – 70AmberModerate flags in one or more layersReview flagged layers · Consider inspection
21 – 40RedSignificant risk in one or more critical layersPhysical inspection + legal advice before CPCV
0 – 20CriticalMajor unresolved issues in critical layersDo not sign a CPCV until issues resolved
Three issues to resolve before the CPCVL2 and L5 are the priorities. The 28 m² unapproved works need a regularisation assessment — the CPCV should include a seller warranty. The €4,200 condominium debt must be cleared before the escritura under Lei 8/2022. The unregistered administrator is a separate compliance issue that the condominium must address. An InspectOS physical inspection is recommended to physically verify the L2 discrepancy before price is agreed.

The answers below describe what this tool will do when launched. It is not available yet.

Frequently asked questions

Related Tools

Simplex checkerFree

Questionnaire on unlicensed-works risk

Seismic riskFree

Seismic zone and ground acceleration for a mainland address

Real costFree

IMT, stamp duty and the rest of the purchase costs

Property risk score — coming soon | RealOS