Land, with the zoning attached.

Every constraint recorded against Quinta da Ribeira by the municipality, the water authority and the land registry.

• Flood zoneOutside the mapped 100-year flood extent. Clear
• Protected landscape200 m from the Sintra-Cascais park boundary — no overlap. Clear
• ArchaeologyMunicipality requires a watching brief during excavation. Condition
• Right of wayNeighbour's agricultural access along the eastern edge. Registered
• Tree protectionTwo mature cork oaks — protected species, cannot be felled. Condition

Every constraint recorded against Courela do Vale by the municipality, the water authority and the land registry.

• Flood zoneNorthern corner sits inside the 100-year extent — no building there. Restricted
• ReclassificationUrbanisable land: the municipal plan must be executed before you build. Pending
• ArchaeologyNo entries against this parcel. Clear
• Right of wayNone registered. Clear
• Slope9% average — retaining works assumed in the build cost. Condition

Every constraint recorded against Monte Claro by the municipality, the water authority and the land registry.

• Flood zoneClear. Clear
• Urbanisation rulesRoof pitch, render colour and boundary walls fixed by the estate regulation. Condition
• ArchaeologyClear. Clear
• Right of wayNone registered. Clear
• Build-by dateEstate rules require construction to start within 24 months of purchase. Condition

Every constraint recorded against Herdade do Pinhal by the municipality, the water authority and the land registry.

• Agricultural reserve68% of the parcel is inside the national agricultural reserve — unbuildable. Restricted
• Cork oak standProtected. Felling requires ministry consent and replanting. Restricted
• Fire regulations50 m defensible space around any structure, cleared annually. Condition
• Flood zoneClear. Clear
• Right of wayForestry access shared with two neighbouring parcels. Registered

Every constraint recorded against Lote 9 · Foz Norte by the municipality, the water authority and the land registry.

• Height limitFour floors plus recessed attic, matching the terrace either side. Condition
• Party wallsAttached on both sides — structural survey of neighbours required. Condition
• Heritage areaInside the Foz protected zone: façade materials reviewed by the heritage office. Condition
• Flood zoneClear. Clear
• Right of wayNone registered. Clear

Cascais reviews single-dwelling applications in three stages. These are the times recorded on plots of this classification in the last two years.

The main hurdle. Cascais returns roughly half of first submissions with corrections, which adds six to eight weeks.

Typical total36 weeks

Urbanisable land carries an extra step: the detailed plan has to be executed before an architecture licence can even be submitted.

Only meaningful once the plan is executed and the index is fixed.

Typical total68 weeks

Plots inside an executed urbanisation are the fastest route to a licence — the infrastructure and the rules are already settled.

Óbidos runs a fast track for projects that comply with the estate regulation as drawn.

Typical total24 weeks

Rural land is the slowest and least certain route. The index is tiny and the regional authority, not the municipality, has the final word.

Confirms the buildable envelope outside the reserve.

Typical total64 weeks

City infill plots licence quickly on infrastructure but slowly on appearance — the heritage office is the long pole.

Façade, materials and window rhythm. Expect one round of revisions.

Typical total39 weeks