Thibault Lassale Consultor Imobiliario IAD Lisboa

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Thibault Lassale Consultor Imobiliario IAD Lisboa International real estate agent & mentor in Portugal, helping ambitious investors and agents worldwide.

I’m an international real estate agent & mentor based in Lisbon. I help international clients build ambitious real estate and investment projects in Portugal, and I mentor real estate agents and teams at an international level. I also develop Propertips, a referral-based platform that turns real estate opportunities into income.

1) Real estate & investment in Portugal
– Supporting international buyers and investors with their projects in Lisbon, Margem Sul and beyond
– Helping them understand the market, define a clear strategy and secure the right opportunities
– Guiding them step by step: search, visits, negotiation, contracts and closing

2) International mentoring & team development
– Mentoring real estate agents and teams within and around the IAD ecosystem
– Focus on organisation, professional standards, client experience and performance
– Accessible but demanding mentoring: support, clarity and challenge

3) Propertips – Turning recommendations into income
– Referral platform where individuals, partners and associations can earn money by sharing real estate opportunities
– Win–win–win dynamic between owners, buyers, agents and referrers
If you’re planning a project in Portugal, want to grow your real estate activity internationally, or are curious about Propertips, feel free to contact me here.

A national headline cannot tell you if a specific property is fairly priced.It may say prices are rising or falling in P...
16/10/2026

A national headline cannot tell you if a specific property is fairly priced.

It may say prices are rising or falling in Portugal. But that does not show what is happening in one municipality, one neighbourhood, or for one type of property.

And that is where decisions are made.

I use Confidencial Imobiliário alongside other tools to give my clients the information they need before setting a price, making an offer or entering a negotiation.

For buyers, recent local transactions can show whether an asking price is realistic or simply ambitious.

For sellers, local demand and market conditions help set the right expectations before a property stays online too long and starts losing momentum.

National data gives context.

But a real estate decision should be based on the reality of that property, in that area, at that moment.

Two promissory contracts and one deed signed in a single week.Before every signature, I read the full documentation twic...
13/10/2026

Two promissory contracts and one deed signed in a single week.

Before every signature, I read the full documentation twice.

The first reading is to understand the transaction as a whole. The second is where I look again at the details that can create trouble later: a missing document, an unclear condition, or a planning permission that still needs to be verified.

It may take more time before signing. It saves much more time afterwards.

In real estate, one detail left unchecked can delay a sale, change expectations and test the trust built between everyone involved.

A good signing day is prepared long before anyone sits at the table.

111 hotels and more than 12,000 rooms are in Portugal’s pipeline.That is confidence in the market. It is also a reminder...
12/10/2026

111 hotels and more than 12,000 rooms are in Portugal’s pipeline.

That is confidence in the market. It is also a reminder that growth needs discipline.

Portugal has absorbed new supply well so far: in 2025, demand was 17% above 2019 levels, while room supply had grown by 14.6%. RevPAR reached €82.4.

But every new hotel still has to earn its place.

In Lisbon, Porto and the Algarve, assets with the right location, scale and price are increasingly difficult to find. Licensing can add significant time to a project. And where demand is concentrated, the key question is simple: can the market absorb another hotel without putting pressure on future performance?

I see the strongest opportunities in two areas:

• Repositioning existing hotels in mature destinations, where guests now expect a higher-quality product.

• Carefully selected projects in Alentejo, Setúbal and the Centre, where differentiated hospitality concepts can still be developed on solid fundamentals.

The 2030 World Cup will bring visibility. But one month of football should not carry an investment decision.

A hotel’s value is largely decided before construction starts: with the asset, the location, the licensing path and the demand assumptions behind the project.

Before a municipality restricts short-term rentals, it should be able to prove the local impact.Brussels’ proposed Affor...
09/10/2026

Before a municipality restricts short-term rentals, it should be able to prove the local impact.

Brussels’ proposed Affordable Housing Act sets a useful standard: authorities would need evidence that short-term rentals have significantly affected housing affordability or availability for at least three years.

Any restriction should also be specific to the area, proportionate, reviewed regularly and limited to five years.

I think this matters because housing pressure is not the same everywhere.

In one part of Lisbon, short-term rentals may clearly add pressure. In another municipality, the real blockage may be slow licensing, empty properties or a lack of new homes being built.

Portugal has given municipalities more power to regulate Alojamento Local, including containment areas and sustainable-growth areas. But the proposed European approach goes further by requiring a clear, evidence-based methodology before restrictions are imposed.

Investors can plan around transparent rules. It becomes much harder when decisions are driven by headlines, without published local data, clear criteria or a review date.

Restricting one use of housing may help in some locations. But it will not solve the wider supply problem on its own.

More homes need to reach the market. Licensing must move faster. And measures should be adjusted when the evidence changes.

48.2% of residential properties issued an energy certificate in Portugal between January and August 2026 were rated C, D...
07/10/2026

48.2% of residential properties issued an energy certificate in Portugal between January and August 2026 were rated C, D, E or F.

In a country facing hotter summers, an air-conditioning unit on the wall should not be the only answer.

AC can bring relief during a heatwave. But if the property has poor insulation, too much direct sun or limited ventilation, it will work harder, cost more and still struggle to keep the home comfortable.

In 2025, 28.2% of Portugal’s population lived in homes that were not comfortably cool during summer.

And only 34% of homes advertised for sale or rent had air conditioning in the second quarter of 2026.

For buyers, I think the right questions are becoming very practical:

• How is the roof insulated?
• Is there external shading on exposed windows?
• Can the home be ventilated properly at night?
• Where do the main rooms face?

A property that stays cooler by design will be more comfortable to live in, cheaper to run and better protected in the years ahead.

A luxury property can lose value long before it is completed - if the project was not prepared properly from the beginni...
05/10/2026

A luxury property can lose value long before it is completed - if the project was not prepared properly from the beginning.

Climate exposure, access to water and electricity, financing, insurance and future maintenance all influence the real value of a building.

These are not details to solve later. They affect whether a project can be built, insured, financed and maintained over time.

At Bay View Montijo, good preparation gave us the basis to create the most luxurious project in the area.

We looked beyond the finishes and the view. The location, design, quality and long-term position of the project had to work together from the start.

A beautiful building is only the visible part of the investment. Its value is also in what was planned before the first wall was built - and in how it will perform years after delivery.

The best assets are designed for the full life of the building.

Five months.That’s how long an apartment sale was delayed because essential documentation was missing.The buyer was read...
02/10/2026

Five months.

That’s how long an apartment sale was delayed because essential documentation was missing.

The buyer was ready. The property was ready. But without the right documents, decisions were postponed, meetings multiplied, and trust was tested.

From 1 October 2026, property deeds in Portugal for urban land, buildings and autonomous units will have to state the status of the urban planning title.

It may be presented at the deed. The seller may declare they hold it without presenting it at that moment. Or they may confirm that they do not have it.

A transaction may still go ahead in some cases, but the buyer should know exactly what is documented before signing.

For me, that is the value of this change: more rigour before the signature.

If this required information is missing from the deed, the transaction may be voidable. That makes it much more than an administrative detail.

Documents, licences and planning information need to be checked at the start of the process - before the property is marketed, before an offer is accepted, and certainly before everyone is sitting at the signing table.

Five months is far too long to discover an issue that could have been identified from day one.

A transaction can be blocked for months even when the buyer is ready and homes are scarce.I have one deal stuck since Fe...
30/09/2026

A transaction can be blocked for months even when the buyer is ready and homes are scarce.

I have one deal stuck since February because essential documents are still missing. The property is there. The buyer is there. Yet meetings multiply, timelines move, and plans remain on hold.

June’s Portuguese Housing Market Survey showed new instructions to sell at -21%. Supply is already tight.

But available supply on paper is not always available in practice.

Missing documents, licensing questions and administrative delays can remove a property from the buyer’s real options just when demand is competing for a limited number of homes.

The regional picture makes this even more important. Lisbon recorded price growth of +21% while buyer enquiries fell to -15%. Porto, meanwhile, saw buyer enquiries increase by +12%.

These are different markets, with different demand dynamics. In all of them, a delayed transaction makes limited supply feel even tighter.

Before a property is advertised, its documentation and licensing position should be checked properly. It protects the seller, gives buyers clearer timelines and avoids turning a serious offer into months of uncertainty.

I can send the June 2026 PDF report on request.

I sold a house in Bombarral in 2 days.It was not because the property was extraordinary. It was because the asking price...
28/09/2026

I sold a house in Bombarral in 2 days.

It was not because the property was extraordinary. It was because the asking price made sense for the buyers who were looking.

Idealista says that around 10% of homes advertised in Portugal left the market in less than seven days during the second quarter of 2026.

People often see a fast sale and assume the property was sold below “market price”. I disagree.

A price only works if someone can actually finance it. Calling a T3 in Lisbon worth €500,000 or €600,000 “market price” does not solve the basic question: how many young Portuguese couples can buy it without substantial help from their parents?

A listing can receive views, enquiries and compliments for months. None of that replaces a buyer with the capacity to sign.

Buyers move quickly when the property, the condition and the price fit together.

The right price from day one saves months of waiting - and usually leads to a cleaner sale.

A view can make someone fall in love with a property.But before I present it as a promise, I check what can be built aro...
07/09/2026

A view can make someone fall in love with a property.

But before I present it as a promise, I check what can be built around it.

At 4,000 metres, “almost checked” is not checked. Before a jump, I follow the procedure carefully: equipment, conditions, communication. Rules exist because one missed detail can have serious consequences.

I bring the same rigor to real estate.

An unchecked planning permission, a missing document or a deadline handled too late can put a whole transaction under pressure. Buyers and sellers lose time, stress builds, and trust can disappear very quickly.

In skydiving, preparation happens before the door opens.

In real estate, it happens long before the contract is signed.

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Lisbon

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