Real Estate and Urban Planning Law
New RJUE 2026 and property purchase in Portugal
Decree-Law no. 108/2026, of 29 May, has a broader scope than the RJUE: it reviews the framework applicable to the licensing of urban planning operations and introduces amendments to the RJUE, the RJRU, the RGEU and measures associated with the Urban Planning Simplex. On this page, we highlight only some practical impacts that may be relevant to property purchases, sales, CPCV review, completion and real estate due diligence in Portugal.
Urban planning documentation matters
Buying property may require more than checking the land registry certificate and tax record. Urban planning title, former licences or authorisations, prior communications, municipal elements and documentation on the use of the property may be relevant depending on the case.
The information on this page is general, should be read with caution and does not replace legal review of the specific documents.
Context
Why the new RJUE may matter when buying property
The RJUE amendments may affect how certain urban planning elements are reviewed before signing the CPCV, proceeding to completion or finalising due diligence. The practical relevance depends on the property, its age, works carried out or planned, declared use and documentation available from the competent authorities.
Practical impact
Points that may deserve attention
Without replacing a legal review of the specific case, urban planning documentation may become more relevant in several areas:
Confirmation of the urban planning title or equivalent municipal elements, where applicable.
Review of former use licences or authorisations in properties predating the new framework.
Verification of prior communications, time-limited prior communication or documentation relating to the use of the property.
Attention to renovated properties, properties under construction, changes of use or previously completed works.
Consistency between urban planning documentation, land registry, tax record, CPCV and completion draft.
Identification of points to clarify before signing relevant commitments.
When to contact us
Situations where legal review may be useful
The review may be particularly useful while the transaction is still being negotiated or when documentation remains to be confirmed.
You are about to sign a CPCV and the property’s urban planning documentation has not yet been confirmed.
The property has been renovated, is under construction or has had relevant previous works.
There are questions about authorised use, current use, areas, annexes or alterations to the property.
Completion is approaching and municipal or urban planning documents still need to be checked.
You are a foreign or non-resident buyer and need to understand Portuguese documents.
You want to assess risks before transferring a deposit, signing a promissory agreement or proceeding to completion.
Documentation
Elements that may be relevant
Not all elements are necessary in every case. The documents to request and review depend on the property, the transaction and the information already available.
Land registry certificate and tax property record.
Urban planning title, where it exists or is applicable.
Former use licence/authorisation or equivalent available elements.
Prior communication, time-limited prior communication or documentation relating to use, where applicable.
Municipal elements on works, alterations, areas, use or regularisation.
CPCV draft, completion draft or related contractual documentation.
Before the CPCV
Urban planning documentation should be considered before taking on relevant obligations, especially where there are works, deadlines, financing or questions about the use of the property.
View CPCV reviewReal estate due diligence
Document review may cover registry records, tax records, titles, former licences, urban planning communications and other points to clarify before purchase.
View due diligenceRelated services
Other legal support for the property transaction
Buying property may involve several connected stages. These services help frame the transaction, review documents and prepare the next steps with greater legal clarity.
Pre-purchase review
Real estate due diligence
Review of property documentation to identify encumbrances, limitations, inconsistencies or risks before moving forward.
View due diligencePromissory agreement
CPCV review
Review of the draft agreement, deposit, deadlines, conditions, breach provisions and documentation before signing.
View CPCV reviewInternational clients
Buying as a foreigner
Support for non-resident buyers or clients abroad who are purchasing property in Portugal.
View foreign buyer supportRepresentation
Power of attorney for property purchase
Support with preparing or reviewing powers of attorney for signing documents, completion deeds and acts connected with the purchase.
View power of attorneyCompletion
Deed and completion support
Legal support at the final stage of the purchase, with document review, coordination between parties and preparation for signing.
View completion supportMortgage financing
Buying with mortgage financing
Legal support in purchases with bank financing, with attention to the agreement, deposit, deadlines, mortgage, completion and coordination with the bank.
View mortgage supportNext step
Do you have an ongoing property transaction?
Send a brief description of the property, the stage of the transaction and the documents already available. The team will review the request and indicate the appropriate next steps.
FAQ
Common questions about the new RJUE and property purchase
Does Decree-Law no. 108/2026 only amend the RJUE?
No. Decree-Law no. 108/2026 has a broader scope: it reviews the framework applicable to the licensing of urban planning operations and introduces amendments to the RJUE, the RJRU, the RGEU and measures associated with the Urban Planning Simplex. On this page, we only highlight points that may affect property transactions, including purchase, sale, CPCV review, completion and due diligence.
Does the new RJUE change the review before buying property?
It may change or reinforce how certain urban planning elements should be framed. In practice, it may be relevant to confirm the urban planning title, former licences, prior communications, municipal elements and documentation relating to the use of the property.
Is the use licence no longer relevant?
It should not be ignored. In older properties, the former use licence or authorisation may remain a relevant document. In more recent transactions, other titles, communications or municipal elements may need to be reviewed depending on the case.
Should these documents be reviewed before the CPCV or only before completion?
Where possible, the review should take place before signing the CPCV or taking on relevant commitments. If completion is already close, there may be less room to request clarifications, renegotiate conditions or adjust deadlines.
Is the new RJUE especially relevant for renovated or newly built properties?
It may be. Properties with works, alterations, recent construction, changes of use or incomplete municipal documentation may require additional attention. The relevance always depends on the property and available documents.
Can real estate due diligence cover these points?
It can, if that is within the agreed scope and the documents are available. Due diligence may include registry, tax, documentary and urban planning review, but the specific scope should be defined case by case.
Does this page replace legal advice?
No. This information is general and does not allow anyone to conclude, without document review, whether a property is regularised or whether a transaction should move forward. The specific documents should be reviewed by a lawyer.
Would you prefer to send the documents first?
You may send an initial message with the type of property, location, stage of the transaction, whether there is a CPCV or scheduled completion and the documents already available.
Send initial information