Buying Land With an Approved Project in Portugal: What Really Matters

Buying land in Portugal that comes with an “approved project” can sound like a major advantage. In many cases, sellers pursue project approval because it increases perceived value and justifies a higher asking price. And sometimes, that value is real. But not always.

Understanding what an approved project actually means — and whether it still applies — is essential before paying a premium.

1. Why sellers seek project approval

An approved architectural project reduces uncertainty. It shows that the municipality has already accepted a specific proposal in terms of size, footprint, height, and use. This can shorten timelines and make a plot more attractive on paper.

However, approval alone does not guarantee that the project still holds practical or legal value for a buyer.

2. Approved does not mean valid forever

In Portugal, project approvals are time-bound.

If construction does not begin within a defined period, the approval can expire. Once expired:

• You can no longer build under that approval

• A new submission may be required

• Current planning rules will apply, not the old ones

• What was previously allowed may no longer be permitted

This is a critical point. A plot advertised with an “approved project” may, in reality, require starting the process again.

3. An approved project only adds value if you want to use it

Many buyers assume that an approved project automatically adds value. In practice, it only does so if:

• You like the design

• The size, layout, and orientation suit your needs

• You intend to build it largely as approved

If you plan to redesign significantly, you may be paying extra for a project that offers little real benefit.

4. What can usually be changed in a valid approved project

If a project is still valid, certain changes are often possible without requiring a full resubmission, depending on the municipality.

Typically acceptable changes include:

• Interior layout and room configuration

• Kitchen and bathroom locations

• Interior finishes and materials

• Non-structural interior partitions

In other words, you can often redesign how the house works inside, as long as the approved exterior remains unchanged.

5. What usually triggers a new approval

Changes that affect the external appearance or planning parameters usually require a new submission. These commonly include:

• Increasing total construction area

• Changing the footprint or building outline

• Adding floors or altering height

• Modifying roof shape or volume

• Changing window positions or sizes

• Altering setbacks or site implantation

Even small exterior changes can be enough to restart the approval process.

6. The right questions to ask before paying a premium

Instead of simply asking “Is there an approved project?”, buyers should ask:

• Is the approval still valid today?

• Can it be built immediately as approved?

• What changes are allowed without resubmission?

• Am I paying more for approval I won’t actually use?

  
  

Conclusion

Buying land with an approved project can be a real advantage — but only when you understand exactly what you’re buying. Validity, flexibility, and alignment with your vision matter more than approval status alone.

Good guidance at this stage can save months of delays, unexpected costs, and frustration later in the process.