Is the property legally built?
In Portugal, a property with no urban title can be sold, if the deed says so. If that mention is missing, the sale is voidable.
Since Simplex Urbanístico (DL 10/2024), the deed no longer requires the licença de utilização: in practice, the risk of unlicensed works stays with the buyer. Since 1 October 2026, on the transfer of a building, a building under construction, an autonomous unit (fração) or land for urban construction, the draft deed must say one of three things: the urban title (título urbanístico) exists and is presented; the seller declares they hold it but does not present it; or the seller declares the property has no urban title. If that mention is missing, the sale is voidable. The party who can ask for it to be annulled is the party the rule protects, most likely the buyer; there is no case law yet. When launched, RealOS will check the Licença de Utilização, the Caderneta Predial, and municipal enforcement records. This page does not look them up.
Legal Status Check
When launched, you will be able to enter an address or an Artigo Matricial. This page does not check the Licença de Utilização or the Caderneta Predial.
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.
Most buyers in Portugal never ask to see the Licença de Utilização. Solicitors may check for its existence — but not always its content. The gap between what the licence permits and what was actually built is one of the most common sources of post-purchase legal problems in Portuguese residential property.
An enclosed terrace, a converted garage, an extra room added without a licence amendment — none of it shows up in the listing. All of it is detectable from the registry gap between the licensed and registered floor areas. With DL 10/2024, the buyer's exposure increased if there are no adequate prior clauses and checks.
What the check will do when launched
When launched, this will confirm whether a Licença de Utilização exists, when it was issued, what use it permits, and whether the licensed area matches the Caderneta Predial. A missing licence on a post-1951 building is a serious flag. This page does not read those records.
When launched, this will compare area, storeys, construction year and use on the Caderneta Predial with the Licença. A larger Caderneta area than the licence is a typical sign of unapproved works. This page does not read the Caderneta.
When launched, this will flag non-conformity notices, obras coercivas orders and municipal enforcement proceedings. An active obligation can pass to the new owner on transfer. This page does not read those records.
Properties built before 1 August 1951 are exempt from the Licença de Utilização requirement for the original structure. The exemption does not apply to any works carried out after 1951. When launched, RealOS will check the declared construction year against later works. This page does not read the Caderneta.
The answers below describe what this tool will do when launched. It is not available yet.