The Buyer Playbook: 10-Bed 1920s Mansion Renovation Project with Outbuildings on 2.4 Hectares, Northern Alentejo, Portugal €595,000

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Portugal Pre-Viewing Intelligence

Buyer Playbook

Pre-Viewing Intelligence Report

This Buyer Playbook provides independent buyer guidance based on current publicly available information and typical due-diligence practices in Portugal. This is not a substitute for professional surveys or legal advice. Regulations change and should always be confirmed with a lawyer, notary, or technical professionals before making decisions.

Playbook Contents

• 01 Property Snapshot
• 02 Risk Radar
• 03 Overview
• 04 Targeted Questions
• 05 Negotiation Intelligence
• 06 Country Layer
• 07 Viewing Strategy
• 08 Next Step

Property Snapshot

Location

Tavira, Algarve

Property type

2-bedroom townhouse

Year built

2003

Size

~152 m² total area

Energy rating

C

Floors

3

Outdoor space

Two terraces including sea-view terrace with BBQ

Lifestyle positioning

Holiday home / rental investment potential

Price

€395,000

This is a modern townhouse in a tourism-driven coastal town where condominium costs, terrace maintenance and rental licensing are key due-diligence areas.

Risk Radar

Potential risk or due-diligence focus. More investigation needed. Unknown or information not yet confirmed.

Condominium financial obligations

Medium–High

Terrace waterproofing & drainage

Medium–High

Rental licensing eligibility

Medium–High

Tourism noise & seasonality

Medium–High

Energy & running costs

Medium

Overview

This property offers sea-view terraces and proximity to Tavira's beaches and amenities, positioning it strongly for holiday use or seasonal rental demand. The outdoor lifestyle focus makes terrace condition, condominium finances and licensing particularly important.

Targeted Questions

Building & Condominium Finances

Townhouses in developments often have shared responsibilities.

1.Is the property part of a condominium or homeowners association?

2.What are the current monthly condominium fees? What do they cover?

3.Are there any planned or pending special works (obras) in the building?

4.What is the estimated cost of any planned works?

5.Can the last condominium meeting minutes be provided?

6.Are there any unpaid condominium debts in the building?

Cost impact: Special assessments can range €2k–€20k+ depending on building works.

Roof Terraces & Outdoor Areas

Two terraces significantly increase maintenance responsibility.

7.When was terrace waterproofing last completed?

8.Has water infiltration ever occurred below the terraces?

9.Is the upper terrace legally registered as usable outdoor space?

10.Are terrace drainage systems inspected regularly?

11.Are railings and balustrades compliant with safety standards?

Cost impact: Waterproofing replacement €5k–€12k+.

Utilities & Running Costs

12.What is the average monthly cost of utilities (water, electricity, gas)?

13.Is the property connected to municipal sewerage?

14.What year was the energy certificate issued?

15.When were the air-conditioning units installed?

16.Is hot water electric, gas or solar heated?

Legal & Documentation

17.Can the Licença de Utilização be provided?

18.Does the cadastral plan match the current layout?

19.Are the energy certificate and usage licence fully up to date?

20.Are there any outstanding municipal charges on the property?

Legal & Tax Status

21.Is the seller resident or non-resident for tax purposes?

22.Are all IMI property taxes fully paid and up to date?

23.Are all condominium fees fully paid to date?

Knowing seller residency matters because capital gains tax treatment differs and can influence negotiation flexibility.

Location & Lifestyle

24.Where is the nearest year-round parking?

25.How busy is the area in peak tourist season?

26.Are there nearby nightlife venues?

27.Is there traffic noise from main roads?

Rental Potential

28.Has the property ever held an Alojamento Local licence?

29.Are short-term rentals permitted in this zone?

30.What occupancy levels are typical locally?

Negotiation Intelligence

Buyer Leverage

Medium

Key Drivers

Unknown condominium financial obligations

Potential special assessments

Terrace waterproofing risk

Unknown rental licensing status

Typical Negotiation Range

5–15% below asking

Neutral Phrasing Examples

"Given the need to review condominium finances and confirm terrace condition, would the seller consider a conditional offer subject to documentation?"

Country Layer

Portugal (Regulatory Context February 2026)

Key buyer checks:

Licença de Utilização required for residential use

Renovations must match municipal records

Short-term rental licensing varies by municipality

Mortgage approval depends on correct documentation

Capital Gains Tax now taxes residents and non-residents on 50% of gains at progressive rates

Viewing Strategy

During the viewing:

Inspect ceilings below terraces for stains

Test AC noise and airflow

Check sound insulation between homes

Listen for unusual noises (pipes or floors)

Note natural light and musty odours

Visit area in evening to assess noise

Ask neighbours about building maintenance

Next Step

Armed with these answers?

Run this property through the Rental Yield Calculator or the Total Property Cost Calculator, and join the waitlist to access the Professional Network.

Pre-Viewing Intelligence Report • Portugal • Buyer Playbook

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