ROVEX Casas Modulares · Portugal
Building a modular home in Portugal
A modular home fixed to the ground is a house like any other in the eyes of the law. We explain what changed in 2024, the steps from the plot to occupancy and what to check before buying land.
Short answer
Yes, it needs prior approval from the municipality (Câmara Municipal). Since 2024 the law states explicitly that the planning and building regime (RJUE) applies to permanent modular construction, even if it is movable or transportable (article 1.º-A of the RJUE, introduced by Decreto-Lei n.º 10/2024).
The steps, from plot to keys
Check the plot
Confirm in the municipal master plan (PDM) that the plot can be built on and whether restrictions apply, such as the ecological (REN) or agricultural reserve (RAN) or protected areas.
Prior information request (optional)
Before designing, you can ask the municipality whether the project is feasible. A favourable answer binds the municipality while it is valid.
Architectural design
Signed by an architect and adapted to the plot. The ROVEX series plans serve as the basis.
Engineering designs
Structure, water and drainage, electrics, telecoms (ITED), thermal and acoustic performance and energy certification.
Licence or prior notice
It depends on the planning context: with a detailed plan or a subdivision with set parameters, usually prior notice; otherwise a licence. Since 2024 there is no separate permit document: the licence is evidenced by the receipt of the fees paid, prior notice by the proof of submission.
Site works and fabrication
Foundation and utility connections on site; the modules are built in parallel.
Assembly
Transport, crane, connecting modules and services, testing. The site manager signs the statement of responsibility.
Occupancy and registration
Occupancy follows article 62.º-A of the RJUE with the statements of responsibility. Then: land registry, tax record (caderneta predial) and IMI property tax, like any house.
Before buying land
- Classification in the master plan (PDM) and permitted building ratios.
- REN, RAN, Natura 2000 or natural park.
- Truck and crane access (width, bends, slope).
- Distance to water, drainage and electricity networks.
- Slope and soil (foundation cost).
- To buy property in Portugal you need a tax number (NIF).
What ROVEX does for you
- We check the plot and the master plan with you before you commit.
- We provide the series plans and technical documents.
- Together with architects and engineers we prepare the documents for the municipality.
- We quote foundation, transport and connections for your plot; assembly with crane is included in the house price.
Frequently asked questions
Does a movable modular home need a permit?
Yes, if it is meant to stay. Article 1.º-A of the RJUE covers permanent modular construction, even if it is movable or transportable.
Can I live in a modular home without a permit?
No. A permanent home needs the municipality’s prior approval and occupancy under the RJUE.
How long does the permit take?
It depends on the municipality, the plot and the procedure (licence or prior notice). We give you the timeline in the quotation for your plot.
Does a modular home pay IMI property tax?
Yes, like any other home, once it is registered with the tax office.
Sources
- Decreto-Lei n.º 10/2024 (Simplex urbanístico) – Diário da República
- RJUE consolidado (Decreto-Lei n.º 555/99) – Ordem dos Arquitectos
General information, updated October 2026. It is not legal advice; the exact rules depend on the municipality and the plot.
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