Condomínio and utilities in Lisbon: a practical guide

Condominium: what it covers and why it matters

Condominium fees in Lisbon typically cover: cleaning of common areas, elevator maintenance, lighting of common areas, building insurance, and reserve fund for works. The amount varies according to building size, included services, and conservation state. Before buying in Lisbon, request minutes of recent assemblies to check for planned works or expected extraordinary fees.

What to check before buying in Lisbon

Before buying in Lisbon, confirm: current condominium fee and if it's up to date, existence of previous owner debts (may transfer), reserve fund status, planned or ongoing works, status of individual meters (water, electricity, gas), and any restrictions in internal regulations (pets, short-term rental, etc.).

Terms you will come across

The terms are given in Portuguese because that is how they appear in the documents — translating them helps you follow along, but it is not what the contract will say.

Propriedade horizontal Horizontal property

The regime dividing a building into autonomous units with shared common parts. It is what allows one floor to be sold separately from the rest.

Título constitutivo Constitutive deed

The document defining the units, the common parts and each unit’s share. When there is doubt over who pays for what, this is where the answer lies.

Permilagem Millesimal share

Each unit’s weight in the building, in thousandths. It sets the dues you pay and the weight of your vote at the general meeting.

Fundo comum de reserva Common reserve fund

The condominium’s mandatory savings for future works, funded by a legal minimum percentage of annual dues. An empty fund in an old building is a warning sign.

Assembleia de condóminos General meeting of owners

The body deciding budget, works and management. The ordinary meeting is held in the first half of January; extraordinary ones are called as needed.

Ata Minutes

The written record of resolutions. Works approved in the minutes bind whoever buys afterwards — which is why minutes are read before buying, not after.

Certificado energético Energy certificate

Mandatory to sell or let, showing the energy rating and suggested improvements. In a refurbishment it doubles as a map of what is worth fixing.

Before buying in an older building

The condominium is the cost least investigated beforehand and the one that most often surprises after the deed.

• Minutes from recent years, not just the latest one.
• Works approved but not yet carried out — they will be billed to whoever owns the unit.
• The reserve fund balance against the building’s age and condition.
• Outstanding dues attached to the unit, confirmed in writing by the administrator.
• Condition of roof and risers — the costliest items in older Lisbon buildings.
• Building insurance in force and adequately covered.
• Water, electricity and gas contracts, and how the transfer of holder is done.