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Buyer's agent in Portugal: what they do and when it pays off
A buyer's agent is a property consultant hired by the buyer, not the seller. They search the whole market, check the paperwork, negotiate the price and stay with you through to completion, acting only in your interest. They make the biggest difference when buying from abroad, for higher-value homes and for buyers short on time.
In Portugal most people buy a home by dealing with the agent who lists it. That agent works for the seller. A buyer’s agent is the opposite: hired by you, acting only in your interest, from the first conversation to the deed.
What a buyer’s agent does
| Stage | What the agent does for you |
|---|---|
| Before the search | Sets your real budget, including taxes and costs, and the type of home and area |
| Search | Searches the whole market, including other agencies and private sellers, and shortlists |
| Viewings | Books and attends viewings, or runs them by video call if you are abroad |
| Analysis | Compares prices of similar homes sold nearby and flags any issues |
| Paperwork | Checks the land registry certificate, tax record, licences and condominium debts |
| Negotiation | Negotiates price and terms, such as dates, furniture or works |
| To completion | Follows the promissory contract, the mortgage and the deed |
The difference in practice
The seller’s agent has legal duties towards you as a buyer: they must present the deal accurately and clearly as to the property, the price and the payment terms, and tell you at once about anything that could put the deal at risk (article 17 of Law 15/2013). But their job is to sell at the best price for the seller. A buyer’s agent has the opposite job: to buy well for you. That changes the negotiation, how the property’s defects are presented and how hard the process is pushed.
When it pays off most
- Buying from abroad. You cannot view ten homes in a weekend from London or Paris. The agent does the first screening and the video viewings, and you travel only when it is worth it.
- Higher-value homes. As a simple example, getting 3% off an 800,000 € home is 24,000 €.
- Short on time. Searching, comparing and booking viewings takes weeks. The agent cuts that down.
- First purchase in Portugal. The process, taxes and documents differ from other countries. Someone explaining each step avoids costly mistakes.
The contract with a buyer’s agent
In Portugal, property brokerage can only be carried out by brokerage firms authorised by IMPIC, and always under a contract. The law expressly includes searching for the properties clients want. Before signing, check that the contract:
- is in writing, because a brokerage contract that is not in writing is void;
- shows the firm’s licence number (the AMI licence), which you can check with IMPIC;
- identifies the deal you want: the type of property, the area and the budget;
- has a defined term. If the contract says nothing, the law treats it as lasting six months;
- sets the fee, as a fixed amount or a percentage, how it is paid and the VAT rate that applies. The amount is agreed case by case, as the law does not set it;
- states whether there is exclusivity and what it means for the firm and for you. The law requires this to be written down.
The firm cannot be paid by both you and the seller in the same deal: the law forbids a broker from taking a fee from its client and from the other party to the same transaction.
Property brokers are also bound by Portugal’s anti-money laundering rules (Law 83/2017). That is why they will ask for your ID documents and information about the purchase. It is a legal requirement, not a sign of distrust.
When the agent is paid
As a rule, the fee is due only when the deal is completed, that is, when you buy. If the contract provides for it, it can be paid when the promissory contract is signed. Where the client is the buyer, the contract can also expressly provide for advance payments on account of the fee, but these must be refunded to you if the purchase does not go ahead (article 19 of Law 15/2013).
How we work
We are buyer’s and seller’s agents at KW Alfa Lisboa, licence AMI 25805. When we work for a buyer:
- We meet you, in person or by video, and agree what you are looking for and your total budget, including IMT, stamp duty and the deed.
- We put it in a brokerage contract, with the term and fee agreed up front.
- We search the whole market and the Keller Williams network, in Portugal and abroad.
- We view, analyse and negotiate for you, in English.
- We follow the promissory contract, the mortgage and the deed.
Message us on WhatsApp on +351 913 066 964, or see our homes for sale. If you are still working out the numbers, start with How much does it cost to buy a home in Portugal.