Question 1

What is a CPCV (Contrato-Promessa de Compra e Venda)?

Accepted Answer

A CPCV is a preliminary contract in Portugal that legally binds both the buyer and seller to a future property transaction. It outlines the terms and conditions of the sale, including the price, payment schedule, and completion date, providing security for both parties before the final deed is signed.

Question 2

Who typically assigns a CPCV and why?

Accepted Answer

Investors often assign CPCVs to capitalize on market appreciation without completing the full purchase, especially in fast-growing areas. It allows them to lock in a price and then sell their contractual right to another buyer for a profit, avoiding the costs and responsibilities of full ownership. It's also used by buyers who can no longer proceed with the purchase.

Question 3

What are the tax implications of assigning a CPCV in Portugal?

Accepted Answer

Assigning a CPCV is generally subject to capital gains tax in Portugal. For residents, only 50% of the capital gain is taxed, and it's aggregated with other income. For non-residents, the gain is typically taxed at a flat rate of 28%. It's crucial to consult with a tax advisor to understand your specific situation.

Question 4

Are there any other costs associated with assigning a CPCV?

Accepted Answer

Yes, beyond potential capital gains tax, you might incur legal fees for drafting the assignment agreement, administrative costs, and potentially real estate agent fees if an agent facilitates the assignment. These costs should be factored into your profit calculations to determine the true net gain.

Question 5

Can a CPCV be assigned without the original seller's consent?

Accepted Answer

Generally, the assignment of a CPCV requires the explicit consent of the original seller, unless the contract specifically states otherwise. Without the seller's approval, the assignment may not be legally valid, potentially leading to complications or even the nullification of the assignment.

Question 6

What happens if the new buyer defaults on the assigned CPCV?

Accepted Answer

If the new buyer defaults, the consequences depend on the terms of the assignment agreement and the original CPCV. Typically, the original assignor (you) might remain liable to the original seller, or the deposit paid by the new buyer could be forfeited. Clear contractual clauses are essential to mitigate this risk.

País	Mecanismo	Notas
🇵🇹 Portugal	Cedência de posição no CPCV	Muito comum. IMT + IS + IRS sobre 50% das mais-valias.
🇪🇸 Espanha	Cesión de contrato de arras	Existe mas menos frequente. Tributação via IRPF.
🇧🇷 Brasil	Cessão de direitos de promessa	Muito comum em lançamentos imobiliários. Tributação pelo IRPF.
🇬🇧 Reino Unido	Off-plan contract assignment	Existe mas restrito por muitos promotores. CGT aplicável.
🇩🇪 Alemanha / 🇫🇷 França	—	Praticamente inexistente. Sistemas jurídicos diferentes.

Calculadora de Cedência de Posição no CPCV

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Worked Example — Braga, Portugal

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