What you need to know to build your dream home

The real estate sector in Portugal has faced challenges such as a shortage of housing supply, high prices, and lengthy project approval timelines. To address these issues, the government introduced a series of measures under the "Mais Habitação" program, aiming to facilitate and accelerate the construction of new developments.

The Simplex. What is it?

Simplex is a legislative initiative designed to streamline urban planning and construction processes. With the new law, several requirements have been eliminated or simplified, reducing the time needed to approve real estate projects and making property transactions more efficient.

Key objectives of simplex

• Reducing bureaucracy: simplifying administrative procedures by eliminating unnecessary licenses and authorizations to speed up processes
• Digitalization and modernization: investing in technology and standardizing procedures across municipalities to ensure greater transparency, faster, and more efficient public services, including digital platforms for document submission
• Predictability: making administrative processes clearer, ensuring that citizens and businesses know exactly the requirements and deadlines for each procedure
• Promoting economic development: facilitating investments and business initiatives, particularly in construction, housing, and industry, boosting economic growth

The importance of simplex for residential construction

Simplex aims to make housing more accessible by significantly accelerating the approval process for new projects and real estate transactions. Additionally, by reducing bureaucracy, it lowers administrative costs and improves the efficiency of the housing market.

Key Changes Introduced by Decree-Law No. 10/2024

Revocation of Decree-Law No. 281/99

1. Elimination of the mandatory usage license at the time of property purchase and sale
2. Positive impact on speeding up real estate transactions, reducing wait times for buyers and sellers

Elimination and exemption of Licenses

Removing certain bureaucratic requirements, such as construction permits or usage licenses, helps streamline processes and reduce administrative costs. Exceptions include projects involving floor additions without façade alterations and public constructions.

Changes with no urbanistic impact

1. No more mandatory bidets or bathtubs in bathrooms, allowing greater flexibility in space configuration
2. New options for kitchen layouts, including kitchenettes and walk-through kitchens, aligning with modern architectural trends and functionality

New licensing deadlines

1. Establishes deadlines of 120 to 200 days for licensing requests and 30 days for prior communication processes
2. If the municipality fails to respond within the deadline, the application is automatically approved ("tacit approval"), allowing the applicant to proceed with construction under the assumption of approval

Standardization of processes across municipalities

1. Creating a standardized system to ensure that all municipalities follow the same procedures
2. Mandatory implementation of a digital platform for all municipalities, effective from January 5, 2026
3. Mandatory use of BIM (Building Information Modelling) methodology for architectural project submissions, effective from January 1, 2030

Reclassification of rural land

1. Simplification of the reclassification process for controlled-cost housing, agricultural worker housing, and essential infrastructure (pending further legal guidelines).
2. Increases the availability of land for construction, promoting better balance in the real estate market.

Advantages of Simplex

Faster real estate transactions

1. Significantly reduces the time needed to buy, sell, or rent properties
2. Facilitates new developments, increasing the housing supply in the market

Lower construction costs

1. Faster project approvals could lead to lower housing costs, benefiting buyers and investors
2. The reclassification of land could encourage the development of new real estate projects.

Standardization and transparency

1. It is no longer possible to choose to follow the licensing regime when the simplified prior communication procedure is legally available, ensuring all municipalities follow the same guidelines

Challenges and risks

Increase in illegal constructions

1. The elimination of some requirements may lead to the rise of non-compliant constructions, lacking adequate safety guarantees or failing to meet legal requirements
2. Need for stricter inspections to prevent urban planning violations
3. Even though the usage license is no longer legally required, it remains mandatory for obtaining bank financing

Environmental Impacts

1. Digitalizing processes eliminates the need for paper documentation, promoting sustainability by reducing municipal paper waste and improving efficiency in accessing information

Persistent bureaucratic complexity

1. Despite simplifications, urban planning procedures still require technical expertise
2. Professional guidance remains essential to avoid errors and ensure compliance with regulations.

How can we help with the Simplex licensing process?

wonderstudio is prepared to help clients navigate the new Simplex regulations, ensuring a safe, efficient, and compliant process.

Why choose wonderstudio?

✅ Experienced architects who understand the legal nuances and can guide clients through every step of the process ✅ Specialized support to ensure projects comply with new regulations and obtain approvals smoothly ✅ Customized solutions to optimize spaces and bring real estate projects to life

Let’s talk about your project

At wonderstudio, we are ready to turn your ideas into spaces that enhance everyday life. Whether it’s a residential, commercial, or hospitality project, we create holistic solutions tailored to your vision.

Our offices

Lisboa Rua Sampaio Pina nº12 R/C, 1070-179, Lisboa

Algarve Buganvilia plaza 1, 8135-024 Loulé

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