CPCV in Portugal: The Promissory Sale Contract Explained (2026)
Essential legal framework for Portuguese property acquisitions: Article 442 double-deposit penalty, required suspensive clauses, and safe escrow procedures.
| Legal Name | Contrato de Promessa de Compra e Venda (CPCV) |
|---|---|
| Civil Code Framework | Código Civil Português (Article 442) |
| Typical Deposit (Sinal) | 10% to 20% of agreed purchase price |
| Default by Buyer | Forfeiture of 100% of deposit (Sinal) |
| Default by Seller | Mandatory refund of double the deposit (2x Sinal) |
| Key Suspensive Condition | Mortgage approval / habitability license verification |
How the CPCV Works: Legal Binding & Article 442
The CPCV is the legally binding preliminary contract that fixes the purchase price, transaction timeline, and down payment. Under Article 442 of the Portuguese Civil Code, if the buyer defaults without legal cause, the seller retains the entire deposit. If the seller defaults, they are legally compelled to refund double the deposit amount (devolução do sinal em dobro).
Crucial Suspensive Conditions & Due Diligence
Never sign a CPCV without essential suspensive clauses (cláusulas suspensivas). If financing is involved, stipulate that the deposit must be refunded if the bank refuses the mortgage. Equally important is verifying the Licença de Utilização (Habitability License) to avoid buying unpermitted construction or properties with pending municipal fines.
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