How to buy a property at auction in Portugal
Updated on 2026-07-07
Buying a property at auction can mean paying below market value, but the process differs from a traditional purchase and the risk is in the details. This guide explains, step by step, how a property auction works in Portugal — from finding the property to the deed — and what to confirm before bidding.
1. Where to find property auctions
Most judicial auctions run on the e-leilões platform and are announced on the Citius portal. There are also tax sales and private auctioneers for insolvencies. Licito brings all these sources into one feed so you don't have to watch each portal.
Each listing shows the base value, the minimum value and often the current bid. Always compare these to the area's market value before getting excited about the base price.
2. Registration and deposit
To bid you must register on the source platform and authenticate. A deposit is usually required — typically 5% to 20% of the base value — and refunded if you're not the buyer.
Read each case's conditions of sale: they set deadlines, how to pay the balance and any charges that transfer with the property.
3. Bidding
In electronic auctions you bid online during a set window. Decide your maximum bid up front — the value above which the deal stops being worth it once taxes and works are added — and don't exceed it.
The Relatório Licito calculates that maximum bid for you, with a conservative margin below the estimated market value.
4. Award, payment and deed
If you win, you're notified to pay the balance within the set deadline. Once paid, the property is awarded to you and the transfer title is issued. Only then should you count on possession — which may require extra steps if the property is occupied.
Before all this, confirm the taxes (IMT and Stamp Duty) and acquisition costs: that's where many buyers miscalculate the deal.
Frequently asked questions
Do I need cash up front to bid?
Yes — the deposit (usually 5% to 20% of the base value) must be available to bid, and the balance is paid shortly after the award. Don't count on guaranteed financing: there isn't always time to approve a loan.
Can I view the property before bidding?
Not always. Many properties are sold without a viewing and as-is. That's why reading the case file (notice, terms, land registry) and understanding occupancy and encumbrances before bidding is essential.
What is the minimum value?
It's the value below which bids aren't accepted — usually 85% of the base value in a first phase. The base value is the valuation starting point, not the final price.