How to choose a real estate agent in Portugal: 10 criteria

Start with one check that takes two minutes: confirm the agent holds a valid AMI licence on the IMPIC public registry. Everything else, experience, local sales, commission, marketing, follows after that gate. If the licence does not check out, stop there.

Choosing the right estate agent decides how fast your flat sells, at what price, and how much stress you carry through the contract and deed. This guide gives you 10 criteria a seller in Portugal can verify before signing, plus the exact questions to ask and the red flags that should make you walk away.

1. A verifiable AMI licence on the IMPIC registry

Real estate mediation in Portugal is regulated by IMPIC, the public institute that issues the AMI licence (Licença AMI, formally Licença de Mediação Imobiliária) under Lei 15/2013 ^[1]. The licence is the legal authorisation to broker property, so an agency without it cannot lawfully market your home.

Ask for the AMI number and check it yourself on the IMPIC registry rather than trusting a business card ^[2]. Confirm the licence is active, not suspended or expired, and that the name on the registry matches the agency you are dealing with. A self-employed consultant works under an agency's AMI number, so ask which licence covers them.

2. Years of experience, in this market

Years on the job matter, but local years matter more. An agent who has sold in your concelho for a decade reads buyer behaviour, seasonality and pricing far better than a newcomer with a national brand behind them. Ask how long they have personally worked your area, not how old the franchise is.

3. Closed transactions in your concelho in the last 12 months

Listings are easy to collect; closings are the proof. Ask how many properties the agent personally closed in your concelho over the past 12 months, and how many were comparable to yours in type and price band. An agent who closed eight flats like yours this year is a different proposition from one who has the listing but rarely converts.

Demand is helped by cheaper credit. The average interest rate on new home loans has fallen back below the levels of 2023 ^[3], which keeps buyers in the market, so a recent closing record tells you the agent is converting in current conditions, not quoting wins from a hotter year.

4. Verified reviews and ratings

Treat testimonials chosen by the agent as marketing, not evidence. What you want is verified reviews tied to real, recent sales: how the agent communicated, whether they kept their word on timing, how they handled a difficult buyer. Read the negative reviews too, and notice whether the agent replied like a professional. A pattern of unanswered complaints tells you more than a perfect score.

5. Transparent commission

Mediation commission in Portugal typically runs 5% to 6% plus VAT (IVA), negotiable down to roughly 3% to 4.5% on properties above €1 million ^[4]. Whatever the figure, it must be written into the mediation contract: the percentage, whether VAT is on top, what services it buys, and exactly when it becomes due (usually on the deed, escritura, or sometimes at the promissory contract).

A clear quote you can compare is a good sign. Vague answers, a refusal to put the rate in writing, or pressure to sign on the spot are red flags. The commission is the price of the service, so treat it like any other contract term and read it before you sign.

6. Exclusive versus open agency agreement

An exclusive agency agreement gives one agency the sole right to sell for a set period; an open agency agreement lets several agencies market the same home. Exclusive usually buys you a real marketing budget and a single point of accountability, because the agent knows the commission is theirs if the sale closes. Open can feel safer but often means no one invests in professional photos or a serious push, and your listing appears at several prices across portals, which unsettles buyers.

If you sign exclusive, cap the duration (three to six months is common) and ask what marketing the agent commits to in return. Get the deliverables in writing so exclusivity is a trade, not a blank cheque.

7. A concrete marketing plan

Ask to see the plan before you commit, not after. A serious plan names the portals the listing will appear on, includes professional photography and a floor plan, and increasingly a virtual tour for buyers viewing from abroad. It should also say how the property will be priced against recent comparable sales, not against optimistic asking prices that never closed.

Foreign buyers matter here. Many search in English from the UK, Germany or the US, so a listing with strong photos, a virtual tour and an English description reaches a wider pool. If the agent cannot describe a plan beyond uploading three phone snaps to one portal, expect a slower sale at a lower price.

8. The quality of the first contact and response time

How an agent treats you as a seller previews how they treat your buyers. Did they reply quickly, listen to your timeline, and answer questions straight? An agent slow to call you back will be slow with the buyer who is ready to make an offer, and a missed call can cost a sale. Test it: send a question and see how fast and how clearly they respond.

9. Support through the CPCV and the deed

Selling in Portugal usually runs through two stages: the promissory contract (CPCV) and then the deed (escritura). At the CPCV stage the buyer commonly pays a deposit (sinal) of 10% to 30% ^[5]. If the buyer then defaults they lose the deposit; if the seller defaults they return it in double, so the wording protects both sides.

Ask how the agent supports you through both stages: coordinating the lawyer or solicitor, gathering documents, and checking that paperwork is in order before the deed. You will also need a valid energy certificate, which is mandatory to advertise and to sell, is managed by ADENE, and stays valid for ten years ^[6]. A good agent flags this early; a weak one lets it stall the closing.

10. References from recent clients

Ask to speak to two or three sellers the agent worked with in the last year. A confident agent gives you names without hesitation. On the call, ask the simple questions: did the home sell near the asking price, was the timeline honest, were there surprises at the CPCV or the deed, and would they use the agent again. Reluctance to provide any reference is itself an answer.

The 10 criteria at a glance

Use this table as a checklist when you meet each agent. The first column is the criterion, the second is what to ask, and the third is the red flag that should give you pause.

Common mistakes that cost money

1. Skipping the AMI check and trusting a logo or a business card instead of the IMPIC registry.
2. Picking the agent who quotes the highest asking price; over-pricing stalls the listing and forces cuts that signal weakness.
3. Signing an exclusive agency agreement with no cap on duration and no written marketing commitment.
4. Comparing only the commission percentage while ignoring what each agent actually delivers for it.
5. Listing with several agencies on an open agency agreement and ending up with mismatched prices across portals.
6. Accepting amateur phone photos and no floor plan, which shrinks the buyer pool from day one.
7. Ignoring the energy certificate until it delays the deed.

Frequently asked questions

Work through the 10 criteria with each agent you meet, verify the AMI licence on IMPIC, and ask for the closing record and references before you sign anything. The best agent for your sale answers every question above and puts the important parts in writing.

This article was written with AI assistance and reviewed editorially by The Agent Trust. All cited sources are official and verifiable in the links above.