- 19 November 2025
Buying a new apartment in Portugal, often represents much more than just a real estate project. It is often a new beginning, a guarantee of comfort and serenity. Between the quality of construction, modern energy performance and guarantees offered, the new program in Portugal attracts more investors and expatriates each year.
Summary
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In a country where the real estate market remains dynamic, particularly around Lisbon, Porto or the Algarve, new has strong advantages:
- goods compliant with the latest energy standards,
- a stable taxation,
- a lasting heritage value in areas with high demand.
In 2024, more than 40% of the housing sold in Lisbon concerned new programs, proof of the vitality of the Portuguese real estate sector. To invest serenely, it is essential to understand the framework of the Sale in the Future State of Completion (VEFA Portugal), its guarantees and the construction schedule. Before signing, it is better to know the specificities of this type of acquisition to secure your project and avoid unpleasant surprises.
In this article, we guide you step by step through the essential points:
- the functioning of the VEFA in Portugal,
- the guarantees of the new,
- and the progress of the construction site until the handover of the keys.
Buy on plan (VEFA Portugal): operation and steps
Buying in a new program in Portugal most often goes through the Sale in the State of Future Completion (VEFA), locally called compra em planta. This mode of purchase allows you to acquire a home before the end of its construction, while benefiting from a very structured legal and financial framework.
How does VEFA work in Portugal?
The principle is simple: you book a property in a residence under construction and become the owner as the project progresses. The payment is made in several stages, according to a schedule provided for in the contract. In the majority of cases, the total duration between booking and delivery ranges from 18 to 30 months depending on the size of the program.
In practice:
- Reservation of the property: signature of a reservation contract (contrato de reserva) and payment of a deposit (usually 5 to 10% of the price).
- Signing of the promissory contract (Contrato de Promessa de Compra e Venda): this document legally binds both parties. It specifies the price, the deadlines, and the payment terms.
- Successive calls for funds: at each key stage of the project (foundations, structural work, finishes), the developer requests payment of a part of the price, according to the percentage of progress.
- Delivery and final deed: once the housing is completed and compliant, the notary formalizes the definitive sale (escritura pública) and the property is registered in your name.
Example type of VEFA calendar in Portugal:
| step | Average price percentage | description |
|---|---|---|
| reservation | 5–10 % | reservation contract |
| beginning of the construction | 20 % | foundation works |
| Completion of the structural work | 30 % | finished structure |
| finishing works | 30 % | Second work, arrangements |
| final delivery | 10 % | signing of the deed |
This gradual pace allows for smoothing the investment and securing each step of the project.
The concrete advantages of VEFA in Portugal
Buying off-plan has real advantages:
- A new and efficient property : compliance with the latest thermal, acoustic and energy standards.
- A time payment , which facilitates cash management.
- A valuation on delivery: the resale price often increases between the launch and the handover of the keys.
- Solid guarantees: the promoter is required to deliver a compliant and defect-free good.
- Reduced maintenance costs, with no renovation to be planned for several years.
This protective framework makes VEFA in Portugal a reassuring and predictable solution, particularly suitable for expatriates and remote investors.
The guarantees of new in Portugal
One of the great assets of a new apartment in Portugal lies in the security it offers to the buyer. Beyond the quality of materials and recent construction standards, the Portuguese legal framework strictly regulates the VEFA and protects the buyer at each stage of the project.
A legal protection supervised by the promoter
Even before the construction, the developer must present a bank guarantee of completion (obtain the necessary documents for the project). This mechanism ensures that, even in the event of a manufacturer’s failure, the project will be completed or the sums paid will be fully reimbursed. It is an essential guarantee, which strengthens the confidence of buyers, especially for new programs in Portugal intended for an international clientele. Each payment made by the buyer is thus protected until the keys are handed over. Moreover, some banks require the presentation of this guarantee before granting a mortgage, proof of its importance in the security chain.
Technical guarantees after delivery
Technical guarantees after delivery:
- Guarantee of perfect completion (1 year): covers all defects reported upon receipt of the good.
- Biennial warranty (2 years): concerns equipment elements (shutters, valves, air conditioning, etc.).
- Ten-year guarantee (10 years): protects against hidden defects or structural defects affecting the solidity of the building.
These guarantees are similar to those in force in France, which reassures French buyers used to this type of protection. They apply both to primary residences and to new rental investments in Portugal.
A home ready to live
In addition to safety, buying new allows you to enjoy immediate comfort:
- isolated, economical and compliant housing to the latest energy standards (A or A+);
- modern and customizable finishes according to the options proposed by the developer;
- no renovation to be planned for several years, which greatly reduces maintenance costs.
Recent programs often incorporate optimized common areas—parking lots, elevators, gardens, gyms or pools — further enhancing the resale value of the property.
Buying a new apartment in Lisbon or in the big Portuguese cities, is therefore investing in a safe, durable and comfortableenvironment, with complete visibility on the quality of the finished product.
The schedule for a new purchase in Portugal: from launch to key handover
Buying a new apartment in Portugal is a project that lasts several months or, most often, two to three years depending on the size of the program.
Understanding the major stages of the construction site allows you to serenely follow the project, anticipate payments and plan its installation.
Step 1 — The launch of the program
It all starts with the commercialization of the project (including the programa). The promoter presents the plans, the available typologies (T1, T2, T3…), the prices and the 3D models. It is the ideal time to choose your future housing, benefit from the best location in the residence (orientation, floor, view) and negotiate certain options or finishes.
First-time buyers often benefit from the most attractive prices and a wide choice of apartments.
Average duration: 1 to 3 months.
Step 2 — Signing of the promissory contract and security deposit
Once the reservation is validated, the promoter drafts the Contrato de Fiera e Venda (CPCV), central document of the VEFA Portugal. It sets the payment schedule, any penalties in case of delay and the guarantees related to the progress of the construction site.
A first payment (5 to 10% of the total price) is then made, accompanied by a bank completion guarantee. This step formalizes the commitment between the promoter and the buyer.
Average duration: 1 month after booking.
Step 3 — Construction and site monitoring
This is the longest phase of the process. The construction site progresses according to a precise schedule (foundations, structural work, second work, finishes).
The promoter regularly sends progress reports accompanied by fund calls, often every three to four months. This allows the buyer to follow the project remotely, step by step.
Good to know: some promoters offer a online customer space with photos, videos and technical documents. A transparency particularly appreciated by expatriate buyers.
Average duration: 12 to 24 months depending on the complexity of the new program.
Step 4 — Delivery and final act
When the construction is completed and validated by the local authorities, comes the time for the reception visit. This inspection allows to check the compliance of the housing, report any reservations and trigger the legal guarantees (perfect completion, biennial, ten-year). Once everything is in order, the notary proceeds to the signature of the authentic deed of sale (acheté pública), which officializes the property.
Average duration: 1 to 2 months after the end of the project.
It is also at this time that the property is registered in the Portuguese land register (Prêter Predial).
Step 5 — Moving in and post-delivery guarantees
Once the keys are handed over, you can move in or rent out the property. The manufacturer’s guarantees (1, 2 and 10 years) apply as soon as the accommodation is handed over. Serious promoters often offer a after-delivery service (technical assistance, correction of reserves, administrative support).
For an investor, it is also the time to activate rental management or to furnish the property for leasing. Buying a new apartment in Portugal is therefore part of a long-term project, structured, transparent and supervised at each step, from booking to handing over the keys.
Buying a new apartment in Portugal: a choice for the future
In 2025, buy in a new program in Portugal appeals to both expatriates and investors seeking stability. Between solid guarantees, high energy performances, patrimonial valorization and sunny quality of life, the new one offers today one of the best compromises between serenity and profitability.
It is a choice for the future, adapted to a market in full structuration, where the demand for modern and sustainable housing remains high—especially in the areas of Lisbon, Porto and the Algarve. For French buyers, the VEFA Portugal represents a secure opportunity, close to what they know legally, while benefiting from a particularly advantageous tax and living environment.
Discover the program Bay View in Montijo
If you want to invest in a new apartment in the immediate vicinity of Lisbon, discover Bay View Montijo, a contemporary residential program located on the south bank of the Tagus.
This project perfectly illustrates the assets of new in Portugal: careful architecture, sustainable comfort, and strategic location.
- Bright apartments with high-end finishes
- Unobstructed view of the Tagus and direct access to Lisbon in less than 30 minutes
- Green spaces, private parking and energy performance A+
Discover Bay View, our new high-end residential project, located in the heart of the city, a few steps from the Tagus river. A residence designed to last, between Portuguese elegance and contemporary comfort.
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