Buying Property In Portugal - Guide To Urban, Rustic and Mixed Use Land. Pre 1951 Ruin Explained.

Buyers guide to buying land in Portugal explaining the different types of land - Urban Land, Rustic Land and Mixed Use Land. I also explain what a Habitation License is and what it means when a property states that its Pre 1951 Habitation Licence exempt.

[donnacosta]

CLARIFICATION: You are not "at the mercy" of local camaras.
All the local rules (that complement the national rules) are voted in public assembly and you can read them in the current PDM - Plano Director Municipal. The rules to how much area you can build in any urban plot are reached by a formula that is applied to the total urban area of the plot and the front it has with the public access, such as a road. It's nothing secret and your architect or civil engineer will be able to explain the formulas to you. Instead of saying you are at the mercy of the Camara, better say you don't understand the language nor the technical jargon, and you are not familiar with the PDM.

Temporary structures such as tents, yurts, caravans, etc, may be permitted by the local Camara in rustic land if (and ONLY IF) there is a need for the owner to live there, such as while they are sheperding cattle or such. Such temporary structures may be permitted, but permission needs to be applied for and a document stating that the holder is permitted (or is insent of permission), and the terms under which he is permited, will be issued by the Camara. You cannot just put your caravan there and say "I'm allowed". Of course if you are just camping for a few days, on several visits, the Camara will not bother, unless there is a public order to be out and away from forests, as of now, because of the danger of forest fires.

You cannot build anything bigger than ONE small shed with 10 sq meters in a rustic plot of land, without approved permission, and only to keep tools or similar use. You always need permission to build bigger sheds, barns, chicken coops, cattle pens, etc. And the Camara will want to see confirmation that you are indeed going to farm and raise animals, but only if the land is good enough for such activities and has enough water to support it.
If you buy some cheap scrubland land that is good for nothing, don't be surprised if the Camara is not convinced by your "farming projects". Some forest land may be described in the Caderneta as "rustic" because a long time ago it was farmed, but it may now be covered in scrub and forest and have little water. You cannot farm there. The camaras are not fools. Licences to build anything there will be impossible to get.

You may have a ruin in your plot that pre-dates 1951 and your plot may be described as "urban". But if it is in the middle of forest in an area of high risk of WILDFIRES, the Camara may not allow you to renovate or rebuild the ruin, because it is considered HIGH RISK to live there. So, always ask the Camara for each property.
Start by asking the seller for the Cadeneta Predial of the property you are intending on buying. The Caderneta is like the ID of the property. Take it to the local Camara and ask them what you can and can't do with that property. They won't be able to give you an answer if you don't give them a specific property because each property is different. Don't take what sellers & agents say, because they'll lie through their teeth to sell the property, they'll say you can do whatever you like. Not true, never was.
Also explain clearly to the Camara what you want to do, when it comes to temporary structures, and why you need such a temporary structure in the land. You cannot say you intend to build a permanent house in a rustic land because that won't be allowed on rustic land. You need a believable reason.

When you have a large rustic property of a certain size you may indeed be given permission to build there, but only if you are going to farm it and you can demonstrate you need to live there and it's not possible to live somewhere else, like in the next village or town. If the land is good quality arable land, with enough water and you have a viable farming project you may get permission easily. You should present your farming project in writing together with your application. Otherwise... no chance.

When it comes to swimming pools, you need planning permission to build them of course. If you finish your swimming pool with the usual tiles or blue paint, it's considered a swimming pool. If you leave it with a rough ciment finish, it's an irrigation tank.
Swimming pools attract a higher council tax. Irrigation tanks don't. Simple.
Hope this is helpful.

[trapper-dopi]

thank you it will help me when looking on line, I only 6x5 and a bit of land for garden

[WeBoughtAVan]

This is the most useful video we have come across so far, appreciate the information. Cheers!

[Mydamian]

At last someone explaining things which is pretty good to follow for a non-english speaking person. Not much new information for me after following a lot of youtubers but a recommendeble one for people who doesn't know the differences between the types of property.

[iancoffey]

Just in the middle of buyin ma land in Portugal can't wait 😊

[suzannebazeghi]

Hi thanks for very usfull info now i am one of your folowers and we are visiting portugal in feb .

[hildeduc]

Very, very interesting! Both what you said Mike as what Donna Costa said. Thank you both!

[ottoromer]

Thanks, first visit. Very informative 👍

[shahidable]

well, short and precise. Love the info. can you please make a video how to buy property like selecting the real state agent and mortgage advisor etc all the steps

[arlettedumais]

Some camaras are more lenient than others, especially in central Portugal where there are so many abandoned properties. We have a home on the silver coast and they're pretty much by the book. Lots more red tape in Portugal than the USA, where I live, but we're catching up. Permits are needed for everything, which drives up the cost significantly, because the work must be done by licensed (expensive) professionals. Even if you do it yourself and the work is perfect, it will not be approved. The licensed professionals are disgusted because they have to jump through hoops in order to be granted a license. Nightmare. 😤

[lusonuno]

Great video and makes it simple for average person, obrigado

[josefernandes-xyzc]

The PDM concept must be introduced on this video/clarification.

[TheNeverFinishedProject]

Subscribed matey, very well put together video with good examples :)

[vgsikr]

Thanks a lot for providing this information.... However there are to many things remain unclear.... Anyway thank you!

[ecuperformance]

Have question if I will build a house on urban land and will not apply for premision will I need to demolished the property?

[jarvis]

HI MIKE thanks for the info, quick question i have heard that there is going to be more changes in 2023 regarding building restriction on rustic land can you advise cheers

[garywilliam]

Very interesting and thanks for the video. How did you find out all this info?

[livingworkingoutsidebox]

Super useful again thanks for sharing this. 👍

Does it help to submit a project plan if you're looking at buying a property over 5 hectares?

When requesting to build a house on the urban land grant?

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[shaharraz]

very informative thank you! can you pleas also explain urbano vs. urbanizável? I thise two types mentioned a lot on adds. what should I check for when buing an orban or urbanizável land to build a house on?

[pebbles]

Very interesting, are there limits for agricultural buildings on rustic land ? I’m thinking polly tunnel very large, barns, milking parlour, animal housing etc ? Thanks for your videos x