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Buying or selling a home is one of the most important financial decisions a family or investor will make. Whether in the Pombal property market or elsewhere in Portugal, the process involves savings, mortgages, taxes, contracts and assets built up over many years. It is therefore difficult to understand how someone can advise clients through this process without basic technical training or individual professional registration with the regulator.

This is the situation that the forthcoming revision of Portugal’s real estate mediation law is expected to begin changing.

The current position

The activity continues to be regulated by Law No. 15/2013 of 8 February. Licensing applies to the real estate agency and requires commercial integrity and professional indemnity insurance with minimum cover of €150,000.

The insurance covers financial losses caused by the agency, its representatives and employees. However, individual property consultants and agents are not currently required to register professionally with IMPIC or hold a general mandatory qualification.

Mandatory anti-money laundering training already applies to professionals working in real estate mediation. What is still missing is a shared foundation of general training for everyone operating in the sector.

What is being prepared

In June 2026, the President of IMPIC confirmed that the Government’s proposal was progressing through the legislative process and that the regulator had submitted its recommendations.

The measures announced include compulsory initial training, supplementary training and individual registration of professionals with IMPIC. APEMIP has also referred to the possibility of an examination for new entrants to the profession.

The legislation has not yet been published in the Portuguese Official Gazette. The training syllabus and duration, assessment methods, approved training providers, penalties and transitional arrangements will only be known once the final legislation is published.

Experience matters, but it does not replace proper preparation

Many property consultants have years of experience and extensive knowledge of the market. That experience should be recognised. However, experience without structured technical foundations can also mean learning through trial and error.

In real estate, an error is rarely just an administrative issue. Incorrect information about whether land can be developed, an unlicensed area, an encumbrance, a mortgage condition or a contractual deadline can derail a transaction and cost the client thousands of euros.

A property consultant does not replace a solicitor, lawyer, architect, engineer, chartered valuer or credit intermediary. The consultant should be able to identify risks, recognise professional limits and refer the client for specialist advice before a decision is made.

What skills should a property consultant have?

A properly trained professional should understand the rules governing real estate mediation, disclosure obligations and the essential elements of property contracts. They should be able to review property documentation, identify discrepancies between the Land Registry, tax records, planning approvals and the property as built, and recognise when specialist verification is required.

They should also understand anti-money laundering procedures, data protection, conflicts of interest and the handling of client funds. These technical skills must be supported by professional ethics, clear communication, negotiation skills and the ability to manage expectations without concealing risks.

Selling property cannot mean telling clients only what they want to hear. A good consultant must also know when to pause a transaction because the conditions for proceeding safely have not been met.

What this means for anyone buying or selling property in Pombal

The municipality of Pombal includes very different types of property: urban apartments, houses, older buildings, properties without complete planning documentation, development land and rural properties. This diversity requires local knowledge and careful attention to planning constraints, access, registered areas, tax records and the licensing status of existing buildings.

For anyone looking to buy, sell or invest in property in Pombal, a qualified consultant offers practical protection. A well-prepared professional does more than advertise a property. They help identify irregularities, gather the required documentation and involve specialist professionals before an issue reaches the promissory purchase agreement or completion deed.

Registration, insurance and individual accountability

Individual registration should make it possible to confirm who the professional is, which agency they work with and whether they meet the required training standards. Registration alone, however, is not enough. Effective supervision, continuing professional development and accountability for false information or material omissions are also essential.

All professionals should be clearly covered by professional indemnity insurance, either through the agency’s policy or through a future individual scheme. For clients, the essential point is that effective protection exists when proven financial loss occurs.

For too long, part of the sector has prioritised rapid, large-scale recruitment, putting team growth ahead of professional preparation. More demanding legislation may reduce this turnover. Some professionals will inevitably leave, while others with relevant qualifications and technical backgrounds may be attracted to a more credible and accountable profession.

Our position

At ARGILIPE Real Estate in Pombal, these principles are already part of the way we work. New consultants are selected carefully, with a focus on professionals who share our values of responsibility, transparency and rigour.

After joining the team, consultants receive initial training within ARGILIPE, complemented by courses delivered by external training providers. Their knowledge is updated throughout their career so they can keep pace with legal changes, professional procedures and developments in the Portuguese property market.

We believe real estate mediation should be based on knowledge and respect for the limits of each professional’s role. We want consultants who can explain, verify and seek specialist support whenever necessary.

We therefore see the new legislation as an opportunity to raise standards across the sector. Stronger training and professional accountability protect clients, recognise those who work correctly and distinguish genuine property consultancy from simple commercial intermediation.

The sector does not simply need more people. It needs better-prepared professionals.