We often receive questions about building permission and planning processes/rules here in Portugal.

We recently received this list of questions which covers a lot of different areas in one. Our answers may also be useful to you.

I will attempt to answer your questions although some answers are location/region of Portugal dependent.

1. What the regulations on building on country land that is not urban. There are housing and protected zones marked in a housing plan called the PDM. They are changed approximately every 10 years. If a plot of land is in a protected zone you can’t build. If it’s in a zone (not protected) other than urban it can be built on depending upon the size of the plot. Currently 5,000 M2 in this area. It is always best to check with the local Camara planning office. You go and see them on an open day (once per week) Tell them which land you are interested in and they will show you it on the map and tell you the constraints if any.

One thing to be aware of is that if a person shows you a plot of land let’s say 6,000 M2 it must be one article. If it’s not you will have to join them which has cost and time implications.

2. Can you get electricity water internet etc. connected and at what cost?

You can get agricultural use electricity but you will have to pay by the distance involved to get the electricity to your boundary. The EDP will give you a quote for this. ( you have to pay)

You will also have to build a small utilities wall on the boundary of the land for the water and electricity to be connected to. For this you will have to have a small plan drawn up. Total cost approx. 1,000 + connection fees,

3. If you buy land with a ruin can you demolish this and build a new house without permissions as I have read that old ruins can be reformed without plans and permissions.

If you buy land with a ruin **and it is not in a protected zone** you can you demolish it and rebuild but you will need a full planning project (approx. 2,500 + Iva)

You can refurbish the ruin in the same footprint (windows and doors same size as existing) but you must use the materials that it was built with IE wood and stone. NO reinforced concrete.

You should also inform the Camara before you start work so that they can come and take a look. This is usually a formality. Building without permission leaves you open to fines and possible forced demolition.

4. What are roughly the costs involved with new build with architects, planning consent etc. Plus how long does it take?

This is a “piece of string” question.

The cost of a planning project in this area is in the region of (approx. 2,500 + Iva)

how long does it take?  6 weeks to draw + council time 3 to 4 months in total. + the cost of a building license which is dependent upon the size & rateable value of the property.

5. What are the reactions to timber framed prefabricated passive homes which are not from Portugal? Nothing negative that I am aware of.

6. Can you build a swimming pool on any plot? This is location/region dependent. Even if you don’t need planning permission you should inform the Camara.

We have come across your website while looking at property in Portugal and wonder if you can help. If you are looking for land in central Portugal I am sure we can help.

Best regards,

John