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Obtain the necessary licences
Licensing of real estate projects
Developing a real estate project in Portugal implies complying with urban planning and administrative licensing rules in order to obtain all necessary licences, authorisations and opinions.
- Construction, alteration or expansion works in areas not covered by a zoning operation or detailed plan:
- Works of conservation, reconstruction, extension, alteration or demolition of classified buildings or those in the process of being classified, as well as those carried out on buildings integrated in sets or sites classified or in the process of classification;
- Construction works, reconstruction, extension, exterior alteration or demolition of real estate located in protection zones of classified real estate or in the process of classification;
- Reconstruction works resulting in an increase in the height of the façade or number of floors;
- Demolition works of buildings that are not foreseen in a reconstruction works permit;
- Construction, reconstruction, extension, alteration or demolition works in areas subject to administrative easement or restriction of public utility;
- Other urbanistic operations that are not subject to prior notification or are exempt from prior control.
- The owner of the property or the holder of a right that allows them to formalize the request.
- The process can be delivered in person at the Urban Planning Department of the competent City Hall, or through the online platform that the municipality may make available.
- Documents proving the quality of owner of any right that confers the right to perform the operation;
- Certificate of the description and all the inscriptions in force issued by the land registry office concerning the building or buildings affected;
- Extracts from the planning, zoning and implantation plans of the municipal land management plans in force and the respective constraint plans, the summary plan of the allotment, if any, and a plan on a scale of 1:2 500 or larger, with a precise indication of the place where the work is to be carried out;
- Location and framework plan on the scale of the master plan of the municipal master plan or on a scale of 1:25 000 when this does not exist, duly marking the limits of the area subject to the operation;
- Extracts from the special land management plan in force;
- Architectural project:
- Descriptive and justification report;
- Estimated total cost of the work:
- Scheduling of the execution of the work;
- In the case of reconstruction works, photograph of the property;
- Copy of the notification from the Municipal Council communicating the approval of a previous information request, when it exists and is in force;
- Engineering specifications in the event the applicant wishes to proceed with their presentation;
- Terms of responsibility signed by the authors of the plans and project coordinator as to the compliance with the applicable legal and regulatory norms;
- Statistical data sheet duly filled in with data relating to the urban operation to be carried out;
- Accessibilities, if applicable.
General description of the process
Deliberation on the architectural project
Deliberation on the licensing application
What is prior communication?
- Reconstruction works which do not result in an increase in the height of the facade or the number of floors:
- Construction, alteration or extension works in an area covered by an allotment operation or detailed plan
- Construction, alteration or extension works carried out in consolidated urban areas which respect the municipal or intermunicipal plans and which do not result in a building with a height (height of the facade) greater than the most frequent height of the facades of the built frontage on the side of the street where the new building is integrated, on the stretch of the street between the two nearest crossroads, on either side:
- Building of swimming pools associated with the main building:
- Urbanistic operations preceded by prior information favourably approved;
- Construction works for special facilities.
- When the consultations with external entities have been carried out within the scope of a valid prior information request:
- When the consultations with external entities have been carried out within the scope of the approval of detailed plans or urban allotment operations;
- When the interested party completes the prior notification with the consultations it has promoted.
- In the prior notification it is mandatory to submit the architectural and specifications plans, the opinions issued by the external entities (or proof of the lack of response within the legal deadline) and the documents necessary for the execution of the work (documents of the contractor, technical construction director and inspection director).
What is a request for prior information?
Three types of costs:
Licensing of tourist developments
Tourist developments provide accommodation services against payment, and their operation is based on a set of complementary structures, facilities and services.
- Apartment hotels
These establishments are intended to provide, in rural areas, accommodation services to tourists, preserving, recovering and enhancing the architectural, historical, natural and landscape heritage of the respective locations and regions where they are located, through the reconstruction, rehabilitation or expansion of existing buildings, in order to ensure their integration into their surroundings. They are divided into 3 groups:
- Country houses
- Rural hotels
The following are not tourism developments
General description of the process
The licensing process for the installation of a tourist development takes place in the City Hall of the area where it is located.
It involves five phases:
- Hotels -1 to 5 stars:
- Apartment Hotels – 1 to 5 stars:
- Inns (Pousadas) – operated directly by ENATUR or by third parties through franchise agreements or cession of exploitation, do not display stars but follow the criteria of 3 or 4 stars confirm the type of classification of the building or estate where they are installed.
- Country house (there is no differentiation by premieres, the classification is country house);
- Agrotourism (there is no differentiation by stars, the classification is agrotourism):
- Rural hotels 3 to 5 stars.
- Hotel establishments;
- Tourism villages:
- Tourism Apartaments:
- Tourism complexes;
- Rural Hotels.
Provide temporary accommodation services to tourists but do not meet the requirements to be considered a tourist development
The accommodation units consist of rooms, integrated in an autonomous fraction of a building, in an urban building or in a part of an urban building susceptible of independent use. They can use the denomination hostel when the predominant accommodation unit is a dormitory, i.e., when the number of users is higher than the number of users in a room, and if they obey the remaining requirements for that purpose.
Procedure for opening to the public:
In order to start the operation, it is necessary to carry out the registration in the Balcão Único Eletrónico.