“Margem Sul in Focus” Event: Thank you for showing up!

Our last event, Margem Sul in Focus , was exactly what we want these mornings to be: real market talk, practical takeaways, and high-quality brokers in the room (50+ attendees).

A big thank you to everyone who joined and to our speakers/partners for keeping it sharp. Here’s a summary of what was talked about:

Paulo Martins from Property Club

Core message: The market has already moved. Margem Sul is no longer a “spillover” story. The question now is whether the growth is structural and how to position for durable demand.

Key Take-Aways:

• Years of sustained double-digit growth mean Margem Sul has already been significantly repriced. This is not an “early stage” market anymore.
• The key debate is temporary spillover vs structural shift and the deciding factor is demand durability (what keeps households choosing the South Bank long-term).
• Lisbon remains the primary catalyst for foreign capital, remote work, and limited central supply continue to push demand outward but Margem Sul demand is increasingly lifestyle-driven (space, coastline, lower density) rather than purely price-driven.

Francisco Araújo from Sempre Fixe

Core message: We’re scaling Margem Sul with a repeatable model: acquire well, upgrade fast, keep occupancy high, and run a visible capex cycle that protects quality.

Key Take-Aways:

• 109 units in Margem Sul , with the exact mix: T1: 43 | T2: 47 | T3: 15 | Commercial: 4 .
• Margem Sul acquisition metrics: 6,659 m² (GPA) , €8.5M total acquisition cost, €1,274/m² average.
• The “operators-only” detail: the 2026 capex cycle is already scoped €350k global , with €130k allocated to Margem Sul , focused on:
• Roofs
• Water columns
• Façades/painting
• Interior painting

Raquel Sirvoicar Rodrigues from CCA Law | Pacote Habitação 2026

Core message: 2026 is a shift from restriction to incentive but you only win if you structure the deal before you build.

Key Take-Aways:

• 6% VAT in construction applies only in specific contexts, including:
• Primary/permanent residence up to €648,000
• Rental housing with monthly rents up to €2,300
• Timing matters: projects initiated between 25 Sep 2025 to 31 Dec 2029 (and VAT must become chargeable until 2032 ). Projects already under construction stay at 23% .
• Risk mechanism: control shifts to the buyer; if conditions are breached, IMT can be aggravated by 10% meaning VAT/tax structuring must be decided at project design stage , not after.

Marlise Guerreiro from ImoLawyers | Legal protection, Palmela case & trust

Core message: Palmela wasn’t just a scam, it exposed repeatable failure points. Brokers who adopt a minimum diligence standard will protect clients and protect themselves.

Key Take-Aways:

• CPCV without registration is invisible : duplicate promises can happen because only registration creates enforceability against third parties (publicity).
• “Downpayment” protects legally, not financially (art. 442.º CC): without protected payment structures, buyers are exposed if funds are mixed in a company’s treasury. Practical protections discussed: escrow , surety insurance , bank guarantee .
• “Never commercialize without” checklist (non-negotiables): updated “certidão permanente” , validated licensing , PH registered (if applicable) , and full title/legitimacy confirmed and never normalize “we’ll regularize later.”

At Sempre Fixe, we’re building and managing long-term residential rentals across Greater Lisbon — with a growing footprint in Margem Sul.

Contact us if you:

• Have a building or off-market opportunity in Margem Sul
• Currently Available: Barreiro - T1 | Barreiro - T2 | Setúbal - T3 | Linda-a-Velha - commercial space
• Want the event deck + the “safe deal” checklist? Comment “DECK” and we’ll send it.