The seller knows what the market
paid for comparable properties.
Now you do too.The seller knows what the market paid for comparable properties.
Now you do too.
Portugal has no public price register. But AT records every registered transaction. PropCheck cross-references the asking price against comparable sales and the official VPT — and gives you a number: the Fair Price Score.
The Fair Price Score compares the asking price against three independent data sources: AT registered transaction prices for comparable properties within 500m (same building type, similar floor area), the official VPT (Valor Patrimonial Tributário) assigned by Finanças, and a PropCheck market range adjusted for the property's energy class and estimated condition. A score of 100 means the asking price is at market. Above 100 means the asking price exceeds what comparable properties have actually sold for.
In a market with no public price register, sellers and their agents set asking prices based on what they believe the market will accept — not necessarily what comparable properties have transacted for. The gap between asking price and registered transaction price in Portugal is currently 8–18% across most municipalities. Some sellers price conservatively. Many do not.
The Fair Price Score gives you a defensible, data-backed position before any negotiation begins. If the score is 115, you are being asked to pay 15% above what the comparable evidence supports. That is your negotiating anchor — not your opening offer, but your grounded starting position.
How the Fair Price Score is built
- AT comparable transactions — All registered transactions within 500m of the property over the past 18 months, filtered by property type (apartment/house), floor area bracket (±20%), and floor level where available. These are the prices declared at the notary — not asking prices.
- VPT cross-reference — The AT-assessed Valor Patrimonial Tributário. Where the asking price significantly exceeds the VPT, PropCheck flags the divergence as a data point — not because VPT equals market value, but because it is the AT's own assessment and a reference point buyers can use.
- Energy class adjustment (AICF) — An AI-driven Condition Factor that adjusts the comparable set for energy rating. A Classe A property in the same building as a Classe E should not be compared directly — PropCheck applies an energy adjustment derived from the observed price differential in the local AT transaction data.
- Negotiation range — Paid subscribers receive a negotiation range (estimated seller reservation price and recommended opening offer) derived from the comparable data and the current days-on-market for the area.
Sample output — apartment in Príncipe Real, Lisboa
Check the asking price before you make an offer
Free for the score. Login for the full comparable set. Paid subscription for the negotiation range and PDF report.
Frequently asked questions
Know what the property is actually worth before you offer.
AT registered comparables. VPT cross-reference. Energy-adjusted market range. Free Fair Price Score on any property in Portugal.