1. Introduction
Navigating Portugal’s property market can be challenging, especially for international buyers. In this article, we provide an overview of the market, its unique traits, and explain how a buyer’s agent can play a crucial role in protecting your interests and guiding your purchase.
I’m Lewis, founder of Relocation Simplified. My aim is to make relocating to Portugal as straightforward and transparent as possible. Over the years, I’ve seen how buyers can struggle with unclear pricing, limited transparency, and local market practices – and how the right buyer’s agent can make the process smoother, more confident, and far less stressful. This article is designed to give you a clear picture of what to expect and how to navigate the market with confidence.
2. Portugal’s Property Market: Opportunity, But Not Always Transparent
Portugal’s property market has experienced exceptional growth over the past decade. Residential prices have risen sharply across the country, with the most pronounced increases seen in Lisbon, Porto, and many coastal regions. Strong international demand and tight housing supply have continued to push property prices upward, even after real estate investment was removed as a qualifying route under the Golden Visa framework in 2023.
Despite these elevated price levels, demand from foreign buyers remains high. Lifestyle-driven relocations, remote work, retirement moves, and long-term residency plans continue to underpin activity across much of the market. For many buyers, Portugal still offers significant value compared to other Western European countries, along with a diverse range of property options – from historic city apartments to stunning coastal villas and charming country homes.
Challenges
One of the main challenges buyers encounter in Portugal is limited transparency compared to many other property markets. Without a public record of past transactions, buyers often struggle to benchmark asking prices accurately. In practice, this is compounded by the fact that properties are sometimes advertised without a stated price at all, requiring direct contact with the listing agent before meaningful details are shared.
Another defining feature of the Portuguese property market is the lack of exclusivity in many listings. Sellers often instruct multiple agents simultaneously, sometimes at different prices, creating a fragmented environment where speed and commission structures can take priority over clarity and consistency.
Information access can also be limited. Exact property addresses are not always disclosed upfront, which can hinder independent research and early due diligence. From a legal perspective, key details such as ownership, registration status, and tax information are not publicly available in the way many international buyers expect, which can make independent verification difficult.
Online property portals add another layer of complexity. Listings are not always up to date and often remain live long after a property has been sold or withdrawn. In some cases, properties may not be fully licensed, correctly registered, or legally compliant – issues that are not immediately apparent from the listing.
Finally, buyers should be aware of property-specific risks, particularly in older buildings. Poor insulation, damp or mould, low energy efficiency, and outdated electrical or plumbing systems are relatively common and require careful assessment.
Navigating the Portuguese property market safely requires awareness of these risks – and, in our experience, having a reliable buyer’s agent can make all the difference.
3. Listing Agents v Buyer’s Agents: A Crucial Distinction
One of the first things buyers should understand is that anyone can technically operate as a real estate agent in Portugal. Unlike some countries, there is no strict legal requirement for agents themselves to be licensed or formally trained – as long as the office they work for is registered.
Listing agents – sometimes called seller’s agents – work exclusively for the property owner. Their role is to market the property, set the price, attract potential buyers, and ultimately secure the sale. Their obligations and advice are aligned with the seller’s interests, not the buyer’s. Commission is typically paid to the agent by the seller, once the sale completes.
By contrast, buyer’s agents work solely on behalf of the buyer. They focus on understanding your needs, researching suitable properties, and highlighting opportunities that fit your criteria and budget. A good buyer’s agent also points out properties that may be overpriced, have legal or structural issues, or are unlikely to sell. They provide guidance on offer strategy and negotiation, helping buyers make informed decisions.
4. What a Buyer’s Agent Actually Does
From unpermitted extensions and swimming pools to hidden damp or mould issues, many properties have complexities that aren’t immediately visible. Some homes are even listed without a genuine intention to sell, meaning buyers can waste time chasing opportunities that aren’t real. With a seller’s agent already representing the property owner, having someone dedicated to your interests has become increasingly essential.
A buyer’s agent acts as a dedicated guide throughout the process. They help identify suitable properties, arrange viewings, evaluate options, and negotiate prices. Many also provide access to off-market listings, giving buyers opportunities that may never appear publicly. They coordinate with lawyers, surveyors, and mortgage lenders to uncover hidden costs, structural problems, or legal encumbrances – potential issues that, if discovered after purchase, could cost tens of thousands of euros or even prevent resale.
Buyer’s agents also provide tangible financial benefits. They use market data to benchmark prices accurately, helping buyers avoid overpaying. Their negotiation expertise often results in direct savings, while their ability to identify off-market opportunities can secure properties with stronger appreciation potential or higher rental yields.
For international buyers, buyer’s agents save significant time by streamlining property searches, scheduling visits, and handling local bureaucracy. Perhaps most importantly, they reduce stress and provide peace of mind. Knowing an experienced professional is managing the process, speaking your language, and protecting your interests allows you to focus on the bigger picture and enjoy your move.
In short, working with a reputable buyer’s agent is both a strategic investment and a form of insurance. It mitigates risk, maximises opportunities, and ensures that every step of your property purchase in Portugal is handled efficiently and professionally.
5. Who Pays a Buyer’s Agent in Portugal?
Typically, a buyer’s agent receives their payment by splitting the commission that the seller’s agent earns. This means that, in the majority of cases, the buyer does not pay directly for their representation.
However, there are exceptions. Some listing agents or agencies may refuse to split their commission. A reputable buyer’s agent will inform you of this from the outset. If you wish them to continue representing you in such a transaction, they will explain that you would need to pay their fee directly. This fee typically ranges from 2% to 5% of the purchase price, plus VAT, depending on the property value and scope of services.
Some agents may also request part of their fee upfront or charge an onboarding fee. While this is not a red flag in itself, paying upfront requires careful consideration of what you are actually receiving in return. For reputable agents, any such fee should always be agreed in advance to maintain transparency, rather than being introduced partway through the engagement
6. How We Chose our Buyer’s Agent Partner
Our recommendations are based on experience, not assumptions.
Before partnering with our current buyer’s agent, we spoke with over thirty different agents across Portugal, approaching each as a prospective buyer. This allowed us to experience first-hand their level of service, attention to detail, and honesty. Our current buyer’s agent immediately stood out, offering a transparent overview of the local market, a clear explanation of how they operate, and full clarity on fees. The professionalism and integrity we observed from the start have since been confirmed by every one of our clients who has worked with them.
For clients who choose to work with Relocation Simplified, our involvement doesn’t stop at an introduction. Throughout the relocation process, we build a detailed understanding of your priorities, lifestyle plans, timelines, and long-term goals through our ongoing conversations. With your consent, we share these insights directly with the buyer’s agent and remain actively involved throughout the property search. This close collaboration helps ensure that recommendations are better aligned, and the overall service is more tailored, efficient, and consistent from start to finish.
7. Final Thoughts
A core part of Relocation Simplified is our carefully curated network of trusted professionals. Over the past three years, we’ve built strong relationships with experienced and reliable experts across Portugal through research, collaboration, and firsthand experience, ensuring every client’s relocation is seamless, confident, and fully supported.
For anyone planning a property purchase in Portugal, understanding the market and working with a reputable buyer’s agent is the most effective way to safeguard your interests, maximise opportunities, and navigate the process with confidence and peace of mind.
If you’re ready to take the next step — or simply want to explore what’s possible — we’re here to support you. Book a free consultation by emailing us at lewis@relocationsimplified.com or fill out our online form.