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
Cape Verde allows foreign nationals to purchase property with full freehold ownership and no restrictions on nationality. The legal framework is rooted in Portuguese law, which means a structured, notary-based process that offers strong buyer protections — provided you do the paperwork right.
This guide walks through every stage of the buying process, from getting your tax number to signing the deed.
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 your nine-digit tax identification number. You need it for everything — buying property, opening a bank account, setting up utilities, even getting WiFi. Anyone whose name will appear on the property deed needs their own NIF, and it's worth getting one for potential heirs as well.
You can obtain a NIF at a Casa do Cidadão office or the Cartório (Civil Registry) on any major island. Bring your passport and your parents' full names. The process typically takes one day, though some sources report up to five days for manual submissions. There are also online services that facilitate NIF registration remotely through a fiscal representative.
Cost: Free for individuals. Budget €45–135 for notarization and document translation if applying from abroad.
2. A Local Bank Account
Open an account at a Cape Verdean bank (Banco Comercial do Atlântico and Caixa Económica are the most commonly used). You'll need your NIF and passport. The Cape Verdean Escudo (CVE) is pegged to the euro at a fixed rate of 110.265 CVE to €1, which simplifies currency considerations for European buyers.
The Buying Process: Seven Steps
Step 1: Find a Property
You can search independently, work with a licensed estate agent, or use a source-linked property index like KazaVerde to compare publicly listed properties across multiple sources and islands. Agents on the ground are particularly useful for understanding local nuances — different areas of the same island can vary significantly in infrastructure, rental potential, and community fees.
Step 2: Hire an Independent Lawyer
This is not optional. Hire a Cape Verdean advogado who is independent from the seller and the estate agent. Your lawyer will verify ownership, check for outstanding debts, review all contracts, and represent you at the notary. If you can't be physically present in Cape Verde for the transaction, 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.
Typical lawyer fees: €500–1,500 depending on complexity.
Step 3: Make an Offer and Pay the Reservation Deposit
Once you've agreed on a price, you sign a reservation contract and pay a deposit — typically €3,000 or 5% of the property value. This takes the property off the market and locks in the agreed price. The deposit is usually non-refundable unless the ownership documentation proves to be incorrect.
Step 4: Due Diligence
Your lawyer requests the CIP (Certidão de Identificação Predial) from the local Land Registry. This critical document shows:
- The registered owner
- The property's official address and floor plan
- Its assessed value (Valor Patrimonial)
- Any outstanding debts or mortgages
Your lawyer will also verify that all municipal taxes and community charges are paid 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. It's prepared in both Portuguese and English, and outlines the terms, conditions, timelines, and any specific clauses (for example, requiring all appliances to be in working order, or penalties for seller withdrawal). Both parties can negotiate and amend this document before signing.
Step 6: Final Payment and Deed Signing
The balance is transferred via bank wire (usually in euros). You then sign the final public deed (Escritura Pública) at a notary, which formally transfers ownership. Your lawyer handles registration at the Land Registry afterward, which issues your ownership certificate.
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) | 3% of property value (new from Jan 2026, previously ~1.5% under IUP) |
| Notary fees | ~€420 |
| Land Registry registration | €200–300 |
| Stamp duty | 0.8% |
| Lawyer fees | €500–1,500 |
Important: The ITI is calculated on the commercial value or officially assessed value, whichever is higher. This is a significant change from the previous regime and roughly doubles the transfer tax for most transactions.
Ongoing Annual Costs
| Cost | Amount |
|---|---|
| IPI (Annual Property Tax) | Base rate of 0.1% of assessed value (new from Jan 2026) |
| Condominium/community fees | €600–2,000+ per year depending on property type |
| Utilities | Varies by usage |
The new IPI system introduces objective valuation criteria and will generally result in lower annual property tax bills than the old IUP system for most owners. However, penalties apply for neglected or abandoned properties.
If You Sell
Capital gains tax of 10–15% applies on resale. Plan this with your lawyer, especially regarding any double taxation implications with your home country.
Financing Options
Cash transactions are the norm for foreign buyers in Cape Verde. Local mortgages exist but are expensive — interest rates run 6–8%, lenders typically require 30–40% down payment and proof of income, and the process can be slow. Some European buyers release equity from assets at home to fund the purchase, which is often more cost-effective.
The Green Card: Residency Through Property Investment
Cape Verde's Green Card program grants permanent residency to foreign property investors. The investment thresholds are:
- €80,000 in areas with below-average GDP per capita
- €120,000 in areas with above-average GDP per capita (including tourist hubs like Sal)
The Green Card provides permanent residency for an indefinite period, potential IPI exemptions on the property transfer, and a 50% reduction in annual property tax for up to ten years. After five years of habitual residency, Green Card holders can apply for Cape Verdean citizenship.
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 Valor Patrimonial. The property's officially assessed value may be significantly higher than its current market value — especially for properties in developments built during the pre-2008 boom. Since taxes are calculated on the higher of the assessed or commercial value, this can create unexpected costs.
- 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.
KazaVerde aggregates listings from multiple sources into a single, searchable index with normalized pricing (all in euros), standardized specifications, and verified data badges. Every listing links directly to its original source.
Browse current listings at kazaverde.com
Frequently Asked Questions
Can foreigners buy property in Cape Verde?
Yes. Cape Verde allows foreign nationals to purchase property with full freehold ownership and no restrictions on nationality. You'll need a Cape Verdean NIF (tax number) and a local bank account before completing a purchase.
How much does it cost to buy property in Cape Verde?
Total transaction costs typically amount to 5–7% of the property value. This includes the 3% ITI transfer tax (new from January 2026), notary fees (~€420), land registry registration (€200–300), stamp duty (0.8%), and lawyer fees (€500–1,500).
Do I need a lawyer to buy property in Cape Verde?
While not legally mandatory, hiring an independent Cape Verdean lawyer is strongly advised and considered essential for foreign buyers. Your lawyer verifies ownership, checks for debts, reviews contracts, and handles registration. Read more about common mistakes to avoid.
How long does the buying process take?
From offer to deed signing, the process typically takes 4–8 weeks. This includes time for due diligence, contract preparation, and notary scheduling. Using a Power of Attorney can expedite the process if you can't be physically present for every stage.
Can buying property give me residency in Cape Verde?
Yes. Cape Verde's Green Card program grants permanent residency to foreign property investors who meet the minimum investment threshold (€80,000–€120,000 depending on location). After five years of habitual residency, you can apply for citizenship.
Related Guides
- Which Cape Verde Island Should You Buy On? — Data-driven comparison of all islands
- 2026 Property Tax Reform — What changed and what it means for buyers
- Rental Yields: What to Realistically Expect — Net yield analysis and cost breakdown
- Green Card Residency Program — How to get permanent residency through property investment
This article is for informational purposes only and does not constitute legal or financial advice. Property laws and tax rates may change. Always consult a qualified Cape Verdean lawyer before making any property purchase.