Planning law determines what can be built, extended or used on a property — and it is often the difference between a good deal and a property that cannot be financed, legalised or made to appreciate. I handle planning operations and disputes with an integrated reading of the land registry, the Municipal Master Plan (PDM) and the RJUE, from viability to defence before the municipality.
When to act
- Before buying land or a property to refurbish, to confirm the viability of the intended use.
- When licensing construction, extension or change‑of‑use works.
- To legalise works carried out without a licence or non‑compliant with what was licensed.
- Faced with a refusal, an embargo, a demolition order or a declaration that a licence has lapsed.
What I handle
Planning viability
- Prior information request (PIP) and reading of the PDM and territorial management instruments.
- Confirmation of admissible uses, indices and constraints before the investment decision.
Licensing and prior notice
- Preparation of licensing applications and prior‑notice submissions for works.
- Issue of the permit (alvará) and use licence; response to requests for elements and to proposed refusals.
Legalisation and regularisation
- Legalisation of works and annexes; regularisation of areas and uses.
- Certificates of age (antiguidade), of plot severance (destaque) and of case content.
Planning litigation
- Challenge of administrative acts (refusal, lapse) and of rules/regulations.
- Opposition to an embargo and a demolition order; interim injunctions and enforcement of judgment.
The new RJUE (in force on 1 October 2026)
The revision of the Legal Framework for Urbanisation and Building (Decree‑Law no. 108/2026, with entry into force postponed to 1 October 2026) reduces prior control by municipalities and shifts responsibility to private parties — which makes verification of the planning title and of compliance more decisive, not less, in any acquisition or operation.
What you receive
- A clear planning‑viability opinion, with risks and pathways.
- The preparation and handling of the municipal procedure.
- Where necessary, the administrative or judicial challenge of the decision.
Frequently asked questions
Can I buy a property with unlicensed works?
You can, but with risk. Legalisation should be assessed before the purchase — its feasibility, cost and timeline affect the value and use of the property, and may justify conditions in the contract.
I received a proposed refusal. Is there still a solution?
Frequently, yes. There is a deadline for a hearing of interested parties and, once the administrative route is exhausted, for judicial challenge. Reacting in time is essential.
Related reading
- Real estate due diligence
- Real estate litigation
- New RJUE confirmed for 1 October 2026: what changes in practice
- More analyses in Publications
Areas covered
Support before the municipalities of Greater Lisbon — with particular proximity to Cascais, Oeiras, Sintra and the South Bank — and, by video conference, throughout the country.
Information and contact
Office at Lagoas Park, Building 7, in Oeiras. Meetings in person or by video conference, in Portuguese, English and Spanish.
Notice: before sharing documents, deadlines or the identity of the counterparty, please await confirmation that there is no conflict of interest and acceptance of the engagement. The information on this page is general in nature and does not constitute legal advice.