Understanding Condominium Fees in Portugal: 2025 Owner’s Guide

Published on 7th November, 2025

What are Condominium Fees in Portugal?

Condominium fees are regular payments made by each property owner within a shared building or development. These fees are pooled together to cover the costs associated with the maintenance, repair, and administration of the common areas and shared services of the building or complex. Common areas can include hallways, stairs, elevators, gardens, swimming pools, building facades, roofs, and shared utility systems.

What Do Condominium Fees Typically Cover?

The specific items covered by condominium fees can vary slightly from one development to another, but generally, they include:

• Maintenance and Repair of Common Areas: This is often the largest component and covers routine upkeep (e.g., gardening, pool cleaning) and necessary repairs (e.g., fixing a leak in the roof, repairing an elevator, painting common hallways).
• Cleaning of Common Areas: Regular cleaning services for internal common spaces like lobbies, corridors, and stairwells, as well as external shared spaces.
• Utilities for Common Areas: Costs for electricity (e.g., lighting in hallways, power for lifts), water (e.g., for cleaning common areas, irrigating gardens, filling pools), and sometimes gas for shared heating systems.
• Building Insurance (Seguro do Condomínio): This is a mandatory insurance policy that covers the common parts of the building against risks like fire, water damage, and other perils. It does not typically cover the contents of individual apartments, for which owners need their own separate insurance (seguro multirriscos habitação).
• Administrator’s Fees: If the condominium is managed by an external professional administration company, their fees will be included. Even if administered by a resident owner, there might be small administrative expenses.
• Reserve Fund Contributions (Fundo de Reserva Comum): A portion of the fees must, by law, be allocated to a reserve fund. This fund is intended to cover unexpected major repairs or planned future renovations, helping to avoid large one-off levies on owners.
• Minor Administrative Costs: Bank charges, postage, stationery, etc.

How are Condominium Fees Calculated and Decided?

Condominium fees are not arbitrary. Their calculation and approval follow a defined process:

1. Permilagem (Percentage of Ownership): Each individual property unit within the condominium is assigned a permilagem, which represents its percentage share of the total value of the building or development. This is usually based on the relative size or value of the unit and is defined in the building’s horizontal property title (Título Constitutivo da Propriedade Horizontal). The condominium fee for each unit is typically calculated proportionally to its permilagem – larger or more valuable units pay a higher share.
2. Annual Budget: The condominium administrator (either a professional company or an elected owner) prepares an annual budget outlining all anticipated expenses for the coming year.
3. Annual General Meeting (AGM - Assembleia Geral de Condóminos): This budget is presented to all property owners at the AGM. Owners discuss the budget, can propose amendments, and then vote to approve it. The approved budget determines the total amount of fees to be collected for the year.
4. Extraordinary Fees: If unexpected major works are required that are not covered by the regular budget or the reserve fund, an extraordinary general meeting may be called to approve a special levy (quotas extraordinárias) to cover these costs.

The Role of the Condominium Administrator

The condominium administrator plays a vital role. Their responsibilities typically include:

• Managing the condominium’s finances, including collecting fees and paying bills.
• Organizing and convening the Annual General Meeting and any extraordinary meetings.
• Implementing the decisions made at the AGMs.
• Enforcing the condominium rules and regulations (regulamento do condomínio).
• Overseeing the maintenance and repair of common areas.
• Keeping records and accounts, which must be available for inspection by owners.

The administrator can be one of the property owners elected by the AGM or a professional external administration company.

Your Rights and Responsibilities as an Owner

As a property owner within a condominium, you have both rights and responsibilities:

• Rights:
  • To use and enjoy the common areas in accordance with the condominium rules.
  • To attend and vote at Annual General Meetings (usually one vote per unit, or weighted by permilagem depending on the rules).
  • To inspect the condominium’s accounts and records.
  • To propose items for the AGM agenda.
• Responsibilities:
  • To pay your condominium fees on time.
  • To comply with the condominium rules and regulations.
  • To maintain your own private unit in good condition so as not to affect other units or common areas.
  • Not to make alterations to the facade or common structural elements of the building without proper authorization.

What to Check Before Buying a Property in a Condominium

Before purchasing a property in a condominium, it’s crucial to do your homework. PortugalProperty.com always advises buyers to conduct thorough due diligence, which should include:

• Reviewing Recent AGM Minutes (Actas das Assembleias): These documents provide valuable insights into the financial health of the condominium, any ongoing disputes, planned major works, and the general level of owner participation and satisfaction.
• Checking for Outstanding Debts: Ensure the current owner is up-to-date with their condominium fee payments. Any outstanding debts of the property unit can sometimes transfer to the new owner, so this must be verified by your lawyer.
• Understanding Current Fee Levels: Find out the current monthly or quarterly fee for the specific unit you are interested in.
• Assessing the Reserve Fund Status: A healthy reserve fund is a good sign. Inquire about the current balance of the fundo de reserva comum.
• Reading the Condominium Rules (Regulamento do Condomínio): Understand any specific rules regarding pets, noise, use of common facilities, etc.

Tips for Managing Condominium Living

• Active Participation: Attend AGMs if possible, or appoint a proxy to vote on your behalf. Staying informed and involved is key.
• Clear Communication: Maintain good communication with the administrator and other owners.
• Understand the Rules: Familiarize yourself with the condominium regulations to avoid misunderstandings.

Understanding condominium fees and the workings of a condomínio is part of being a responsible property owner in Portugal. For expert guidance on purchasing property in Portugal, including apartments and homes within condominiums, contact PortugalProperty.com at info@portugalproperty.com or visit our website www.PortugalProperty.com. We’re here to help you every step of the way.

Published in: Business / Guide to Portugal / Miscellaneous