Setting the criteria
Area, layout, total budget and timescales, put in writing.
Services
The work that happens before the signature
The visible part of estate agency is the viewings. The part that determines the outcome is the document checks, the valuation and the negotiation.
01 · Buying
Buying with no surprises at the deed
Selection starts with a conversation about criteria and the real budget, including IMT (property transfer tax), imposto do selo (stamp duty) and the costs of the deed. Only then are there viewings.
Before any offer we check the caderneta predial (the property tax record), the certidão permanente do registo (the land registry certificate), the licença de utilização (the use permit) and the certificado energético (the energy performance certificate). If any of these documents does not exist or does not match, we say so beforehand and not afterwards.
Accompanied viewings
Only properties that meet the criteria. No filling up the diary.
Document checks
Registry, tax record, use permit, energy certificate and any charges on the property.
Financing
Liaison with the credit intermediary chosen by the buyer.
02 · Selling
Selling at the price the market supports
The valuation rests on comparable transactions, not on listings. A listing is not a sale price: it is an opening ask. The gap between the two explains most of the properties that sit on the market for months.
We present the figure we can support with data, even when it falls below expectation. If the owner wants to test a higher figure, the foreseeable cost of that choice in time on the market is put on record.
Valuation
Completed comparables, adjusted for area, condition and location.
Preparation
Recommendations on presentation and assembly of the required documents.
Marketing
Professional photography, floor plan and presence on the relevant portals.
Negotiation
Handling of offers, contrato-promessa (the promissory contract) and support through to the deed.
03 · Letting
Letting with tenant selection done properly
The risk in letting lies in the choice of tenant, not in the contract. We check income, employment status and history before putting applications to the owner.
The contract is reviewed case by case and reported to the Portal das Finanças (the tax authority portal) within the deadline, with the corresponding imposto do selo (stamp duty) issued.
Setting the rent
Figure compared against rents actually agreed in the area.
Selection
Checks on income, employment status and references.
Contract
Drafting, signature and reporting to the tax authority.
Support
Check-in and check-out inspections, and support during the tenancy.
04 · Investment
Support for investors
For anyone buying for income or resale, the test is net return and not the photograph. The IM-OAK Group handles the tax treatment of the transaction in parallel.
Return analysis
Gross and net yield, taking IMI (municipal property tax), service charges, insurance and vacancy into account.
Refurbishment
Estimate of works cost and of the value after the works.
Tax treatment
Category B or F (the Portuguese income tax categories), IMT, capital gains and the applicable regimes, handled by the group.
Fees
How we charge
The agency commission is agreed in writing before any work starts and is only due once the transaction completes.
Shall we talk about your case?
Buying, selling or letting. The first conversation is without obligation.
Get in touch