A property valuation starts by identifying the asset and the rights being valued. Before the inspection, gather evidence of ownership, floor areas, authorised use, charges and contractual commitments. The documents needed depend on the instruction: a sale, mortgage valuation, inheritance division or investment appraisal will not necessarily require the same file.
Land registry and tax records
A current Portuguese land registry certificate, including valid access to the online certificate where used, shows the registered property description, ownership, charges and pending registration applications. Mortgages, usufructs and easements need to be identified: valuing full ownership differs from valuing a restricted interest.
The updated tax record, or caderneta predial, identifies the tax reference, recorded use, fiscal areas and taxable property value. That figure is not market value. Address, unit identification and accommodation should be checked against the registry rather than selecting whichever document records the largest area.
Planning status and approved drawings
Request approved drawings and municipal records covering construction, alterations and use. Depending on the date and applicable procedure, relevant evidence may include a use licence or authorisation, the documents legally replacing it, or evidence of an applicable exemption.
Portugal’s urban development control regime, the RJUE, was established by Decree-Law 555/99, as amended. An exemption from presenting particular documents during a transfer does not establish that a building is lawful. In Madeira, checks should address the relevant municipality and applicable spatial plans, particularly for land, extensions and changes of use.
Areas, condition and energy performance
Dimensioned plans, measured surveys and as-built drawings help reconcile records with the property inspected. An enclosed balcony or a garage converted into a bedroom should not automatically be counted as lawful residential accommodation.
An energy performance certificate, where applicable, and reports on defects, inspections or repairs help assess performance and likely expenditure. They do not replace an inspection: paperwork alone cannot establish the current condition of roofs, services or finishes.
Leases and jointly owned buildings
For a let property, provide the lease, amendments and details of rent, duration and review arrangements. Contractual income may differ from market rent and affect the valuation approach.
For an individual unit in a building under Portuguese horizontal ownership, useful records include the constitutive title, building rules, recent owners’ meeting minutes and information on service charges, arrears and approved works. These clarify private and common areas and foreseeable liabilities.
Missing evidence and report assumptions
EVS and IVS provide professional valuation standards rather than a universal statutory document checklist. The report should identify the basis of value, valuation date, evidence reviewed and material limitations.
Before commissioning the valuation, send the available records and flag anything missing. Where areas conflict or planning status is uncertain, agree what further checks are needed. Any assumptions must be explicit, without presenting an unverified position as an established fact.