27 February 2026 · 9 min read
How to Buy Property in Cape Verde: A Step-by-Step Guide for Foreign Buyers
Buying Legal Guide
Last updated: February 2026. Legal and tax points verified against primary sources on 19 June 2026.
Foreign buyers can acquire privately owned property in Cape Verde, subject to applicable title, planning, tax, registration, investment, and transaction-specific requirements. The legal framework draws on Portuguese-derived civil law, which means a structured, notary-based process — provided the paperwork is done right.
This is general information, not legal advice. Independent Cape Verdean legal advice is strongly recommended. Cross-border transfer of qualifying sale proceeds runs through authorised financial institutions, subject to tax, anti-money-laundering, foreign-exchange, documentary and — where relevant — investment-registration requirements.[2]
This guide walks through every stage of the buying process, from getting your tax number to the definitive transfer instrument.
Before You Start: What You'll Need
Two things must be in place before you can make an offer on any property in Cape Verde.
1. A Cape Verdean NIF (Número de Identificação Fiscal)
The NIF is a tax identification number used in tax and registration procedures. Buyers generally require a NIF; the lawyer, notary, or registry should confirm the requirement for every party to the instrument.
A non-resident individual can request a NIF using a valid passport, and the official service is free. Official service points include the Repartições de Finanças and Casa do Cidadão.[1] If you are not in the country, the request can generally be handled through a fiscal representative; confirm current document requirements with the service or your lawyer rather than assuming a fixed processing time.
2. A Local Bank Account
A Cape Verdean bank account (Banco Comercial do Atlântico and Caixa Económica are commonly used) is widely used in practice to pay the seller, taxes, charges, and notary fees. Confirm whether one is required for your specific transaction with your bank and advisers. The Cape Verdean escudo (CVE) is pegged to the euro at 1 EUR = 110.265 CVE, which simplifies currency considerations for euro-based buyers.[2]
The Buying Process: Seven Steps
Step 1: Find a Property
You can search independently, work with an estate agent, or use a source-linked property index like the Cape Verde Real Estate Index to compare publicly listed properties across multiple sources and islands. Agents on the ground can be useful for understanding local nuances — different areas of the same island can vary in infrastructure, rental potential, and community fees.
Step 2: Instruct an Independent Lawyer
Independent Cape Verdean legal advice is strongly recommended. Instruct a Cape Verdean advogado who is independent from the seller and the estate agent. Your lawyer verifies ownership, checks for outstanding debts and charges, reviews all contracts, and represents you at the notary. If you cannot be physically present, your lawyer can act on your behalf through a power of attorney (procuração), which can be arranged at a notary or a Cape Verde embassy abroad. Agree the scope and fee in writing before instructing.
Step 3: Make an Offer and Pay the Reservation Deposit
Once you have agreed a price, you typically sign a reservation agreement and pay a deposit. The amount, and whether the deposit is refundable or forfeited, depend on the signed reservation agreement (or CPCV) and applicable law — read the refund and forfeiture terms carefully before paying, and have your lawyer confirm them.
Step 4: Due Diligence
Your lawyer obtains the property records from the competent registry and tax office — typically a certidão de registo predial (land-registry certificate) and a certidão matricial (tax-register/matriz certificate). Between them these establish:
- The registered owner
- The property's official identification and description
- Its assessed value (valor patrimonial / valor matricial)
- Any outstanding debts, charges, or mortgages
The exact documents required vary by transaction and should be confirmed by counsel and the registry. Your lawyer will also verify that municipal taxes and community charges are settled up to date.
Step 5: Sign the Promissory Contract (CPCV)
The Contrato de Promessa de Compra e Venda is a binding agreement between buyer and seller, outlining terms, conditions, timelines, and any specific clauses (for example, appliances in working order, or penalties for seller withdrawal). Do not assume the CPCV is bilingual: if you do not read Portuguese, obtain an accurate translation and ensure the contract identifies which language version governs. Both parties can negotiate and amend the document before signing.
Step 6: Final Payment and the Definitive Transfer
The balance is transferred through the agreed banking process. The definitive transfer instrument must satisfy the applicable legal, authentication, tax, and land-registration requirements; the correct instrument (and whether a public deed before a notary is required) should be confirmed by your lawyer, notary, and the registry for the specific transaction. Your lawyer then handles registration so the transfer is recorded in your name.
Step 7: Post-Purchase Registration
Your lawyer registers the deed at the Land Registry. You'll receive a registered ownership certificate. If you plan to apply for residency, your property investment may qualify you — see the section on the Green Card program below.
Costs and Taxes: What to Budget
Transaction Costs (at purchase)
As of January 2026, Cape Verde implemented a significant property tax reform, replacing the old IUP (Imposto Único sobre o Património) system with two new taxes:
| Cost | Amount |
|---|---|
| ITI (Property Transfer Tax) | 1% general; 3% in qualifying privileged-tax-regime cases, on the legally assessed base (Código do ITI, art. 11.º)[3] |
| Notary fees | Confirm the current tariff with the notary |
| Land-registry registration | Confirm the current tariff with the registry |
| Applicable duties or municipal charges | Verify for the specific transaction |
| Lawyer fees | Agree with your lawyer in writing before instructing |
Important: The applicable ITI amount depends on the legally assessed base and the specific transaction — the purchase price does not necessarily equal the ITI base. Before signing, ask a qualified local lawyer to verify the matriz, registo predial, taxable base, tax settlement status, and any surcharge exposure with the municipality.
Ongoing Annual Costs
| Cost | Amount |
|---|---|
| IPI (Annual Property Tax) | 0.1% general; 0.15% for construction land (special base = 10% of planned buildings) (Código do IPI, arts. 28.º, 23.º)[4] |
| Condominium/community fees | Varies by development — confirm with the condominium administration |
| Utilities | Varies by usage |
The IPI system uses objective valuation criteria. The rate is increased by 25% for vacant, ruined or degraded urban property and by 10% for unfinished principal façades (Código do IPI, art. 24.º), so owners should verify their position locally.[4]
If You Sell
Gains on resale may be taxable in Cape Verde, and the treatment can interact with tax in your home country. Confirm the applicable rate and base, and any double-taxation implications, with a qualified tax adviser before selling.
Financing Options
Many foreign buyers fund purchases from their own capital or from borrowing in their home country. Local mortgages may be available, but eligibility, rates, loan-to-value, and term depend on each lender's current published products and underwriting — confirm directly with the bank. See the financing guide for the factors that drive a decision.
The Green Card: Residency Through Property Investment
Cape Verde's Green Card is a renewable residence authorisation for qualifying foreign property investors. The minimum qualifying investment depends on the municipality's GDP per capita (Lei n.º 30/IX/2018, art. 3.º):[5]
- €80,000 where the municipality's GDP per capita is below the national average
- €120,000 where it is equal to or above the national average
The title is renewable every five years, and for ten years from the second renewal onward (Lei n.º 30/IX/2018, art. 8.º) — it is not permanent and never-expiring. The original framework includes specified tax benefits, kept in force in part under the 2026 ITI and IPI codes, but their application to an individual transaction must be confirmed with counsel and the tax authority. The Green Card does not automatically produce citizenship; naturalisation has its own statutory residence requirement and conditions. See the Green Card guide for detail.[5]
Common Pitfalls to Avoid
- Don't skip the lawyer. The most expensive mistakes in Cape Verde real estate come from skipping independent legal verification. Title disputes and hidden debts exist.
- Check the assessed value (valor patrimonial / matricial). The officially assessed value may differ from the current market price — especially for properties in developments built during the pre-2008 boom. Property taxes are charged on a legally assessed base, which is not necessarily the purchase price, so have your lawyer confirm the base and any resulting exposure before you commit.
- Verify community charges. If buying in a resort or condominium, confirm that all community charges and maintenance fees are paid up to date. Outstanding fees become the new owner's problem.
- Don't pay deposits on unfinished developments without legal advice. Off-plan purchases carry additional risks. Ensure your lawyer reviews the developer's track record and the contractual protections in place.
- Understand what "tourism utility" means. Properties within resort developments that have been granted "tourism utility" status may qualify for tax benefits, but also come with specific obligations around rental schemes and usage restrictions.
Finding Properties
The Cape Verdean property market is relatively small and fragmented. Listings appear across local agency websites, international portals, developer pages, and classified sites — often with inconsistent formatting, pricing in different currencies, and varying levels of detail.
The Cape Verde Real Estate Index aggregates listings from multiple sources into a single, searchable index with normalised pricing (all in euros), standardised specifications, and source-status indicators. Every listing links directly to its original source.
Based on monitored asking-price listings. Not transaction prices or valuations. The index links to source listings; it does not independently verify title, condition, legality, availability, or seller authority.[6]
Browse current listings on the index.
Frequently Asked Questions
Can foreigners buy property in Cape Verde?
Foreign buyers can acquire privately owned property in Cape Verde, subject to applicable title, planning, tax, registration, investment, and transaction-specific requirements. You will generally need a Cape Verdean NIF (tax number), and independent Cape Verdean legal advice is strongly recommended.
How much does it cost to buy property in Cape Verde?
Total transaction costs vary by property, municipality, and transaction structure. Budget separately for ITI, notary and registration costs, legal fees, and any applicable duties or charges, and have your lawyer confirm the full settlement before completion.
Do I need a lawyer to buy property in Cape Verde?
Independent Cape Verdean legal advice is strongly recommended, and the lawyer should be independent of the seller. Your lawyer verifies ownership, checks for debts and charges, reviews contracts, and handles registration. Read more about common mistakes to avoid.
How long does the buying process take?
There is no fixed statutory timeline. Timing depends on due diligence, document preparation (including any NIF and power of attorney), contract negotiation, and notary and registry scheduling. A power of attorney can help if you cannot be present for every stage.
Can buying property give me residency in Cape Verde?
Cape Verde's Green Card is a renewable residence authorisation for qualifying property investors (€80,000 or €120,000 depending on the municipality's GDP per capita). It does not automatically lead to citizenship; naturalisation requires the statutory residence period — the nationality-law framework indicates at least five years of legal residence — and all other conditions.
Related Guides
- Which Cape Verde Island Should You Buy On? — Comparison of the actively listed islands
- 2026 Property Tax Reform — What changed and what it means for buyers
- Green Card Residency Program — Residence through property investment
Sources
- Solicitar NIF (Número de Identificação Fiscal) — Direção Nacional de Receitas do Estado (DNRE), Ministério das Finanças de Cabo Verde. serviço oficial gratuito; passaporte aceite para o não residente; pontos de atendimento incluem Repartições de Finanças e Casa do Cidadão. Official document (Government; accessed 19 June 2026).
- Mercado cambial — perguntas e respostas frequentes — Banco de Cabo Verde. o escudo está indexado ao euro à taxa fixa de 1 EUR = 110,265 CVE. Official document (Government; accessed 19 June 2026).
- Lei n.º 54/X/2025 — Código do Imposto sobre a Transmissão de Imóveis (ITI) — Assembleia Nacional de Cabo Verde. Boletim Oficial, I Série, n.º 46, 6 de junho de 2025. art. 11.º (taxa de 1%; taxa de 3% quando o alienante ou adquirente beneficiem de regime de tributação privilegiada, nos termos do Código Geral Tributário); art. 6.º, n.º 3 (mantêm-se aplicáveis os benefícios fiscais previstos em diplomas especiais); entrada em vigor a 1 de janeiro de 2026. Official document (Legislation; accessed 19 June 2026).
- Lei n.º 55/X/2025 — Código do Imposto sobre a Propriedade de Imóveis (IPI) — Assembleia Nacional de Cabo Verde. Boletim Oficial, I Série, n.º 46, 6 de junho de 2025. art. 28.º (taxa de 0,1%), art. 23.º (terrenos para construção: valor tributável = 10% do valor das edificações previstas, taxa de 0,15%), art. 24.º (agravamento de 25% para prédios urbanos devolutos/em ruínas/degradados e de 10% para fachadas exteriores principais por concluir); art. 11.º, n.º 2 do Código (mantêm-se em vigor os benefícios fiscais previstos em diplomas especiais); art. 5.º da Lei n.º 55/X/2025 (Remissões: as referências ao Regulamento do IUP passam a referir-se ao presente Código); entrada em vigor a 1 de janeiro de 2026. Official document (Legislation; accessed 19 June 2026).
- Lei n.º 30/IX/2018 — estatuto diferenciado do titular de segunda residência (Green Card) — Assembleia Nacional de Cabo Verde. Boletim Oficial, I Série, n.º 23, 23 de abril de 2018, p. 539. arts. 3.º (limiares €80.000/€120.000, PIB per capita municipal, fallback por ilha), 6.º (isenção de IUP/IRPS), 8.º (renovação de 5 em 5 anos, e por 10 anos a partir da segunda renovação). Official document (Legislation; accessed 19 June 2026).
- Cape Verde Real Estate Index — live listings — AREI. monitored asking-price listings from tracked public sources; not transaction prices, valuations, or independently verified records. AREI (AREI dataset; accessed 19 June 2026).
This article is for informational purposes only and does not constitute legal or financial advice. Property, tax, immigration, and exchange-control rules may change and are applied case by case. Always consult a qualified Cape Verdean lawyer before making any property purchase.