AIRCS Full Property Risk Score for Buyers

Property Risk Score™

Enter a property address or Artigo Matricial to run the AIRCS six-layer risk check.

Coming soon

Tool in development

This tool is not available yet. The content below is informational and describes what it will measure when launched — not real results for your property or area.

No single check tells the complete risk story. A property can have a clean title, no unapproved works, and a good energy rating — and still carry an undisclosed €18,000 condominium debt that transfers on sale. Or a clean administrative record combined with a flood zone classification that has not been priced into the asking price.

The AIRCS is six independent checks drawn from six primary data sources, combined into one number with clear thresholds for action. It tells you where to focus and whether the situation warrants spending money on a physical inspection before committing to a deposit.

The six risk layers

Legal title — Certidão Permanente and Citius

Checks the IRN land registry for current ownership, active mortgages (hipotecas), tax liens (penhoras), and pending court proceedings. A clean title is the baseline. Any encumbrance is flagged with its current status and resolution path.

25%

Building compliance — Licença de Utilização and DL 10/2024

Full Unapproved Works Detector runs here: Caderneta vs Licença area comparison, enforcement notices, Simplex risk score, and regularisation cost estimate. The single highest-weight layer in the model because it is the most common source of post-purchase problems.

25%

Energy — Certificado Energético and EPBD 2030

Checks the energy class, verifies certificate validity (10-year expiry), applies EPBD 2030 minimum standard, and estimates retrofit cost and brown discount for Classe E/F/G properties. A valid certificate must be provided at the escritura — HomeOS checks in advance.

15%

Financial and fiscal — IMI arrears and VPT

Checks for outstanding IMI and AIMI arrears and active AT penhoras. Checks the VPT divergence from the purchase price — a very large gap may signal AT assessment issues or under-declaration risk. Confirms the Caderneta is current and up to date.

15%

Condominium — Lei 8/2022 and IMPIC registration

For apartment properties: checks outstanding condominium charges, fund contributions, and pending major works decisions that will bind the new owner. Under Lei 8/2022, these debts transfer on sale. Also checks whether the condominium administrator is IMPIC-registered as now required.

10%

Environmental — APA, ICNF, REN/RAN, POOC

Checks four independent risk sources: APA flood zone at plot level, ICNF wildfire risk band, REN/RAN land use restrictions, and POOC coastal erosion zone. Environmental risk affects insurance cost, legalisation options, resale value, and long-term habitability.

10%

Score bands and what they mean

Score	Band	Meaning	Recommended action
71 – 100	Green	No significant risk flags across all layers	Standard legal checks · Proceed
41 – 70	Amber	Moderate flags in one or more layers	Review flagged layers · Consider inspection
21 – 40	Red	Significant risk in one or more critical layers	Physical inspection + legal advice before CPCV
0 – 20	Critical	Major unresolved issues in critical layers	Do not sign a CPCV until issues resolved

Three issues to resolve before the CPCVL2 and L5 are the priorities. The 28 m² unapproved works need a regularisation assessment — the CPCV should include a seller warranty. The €4,200 condominium debt must be cleared before the escritura under Lei 8/2022. The unregistered administrator is a separate compliance issue that the condominium must address. An InspectOS physical inspection is recommended to physically verify the L2 discrepancy before price is agreed.

The answers below describe what this tool will do when launched. It is not available yet.

Frequently asked questions

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