flatin.pt — Portuguese homes: new-builds, places, taxes

Use this when the person is choosing between two to five Portuguese municipalities, with the same figures for each as `municipality_stats`. Do not use it for a single municipality (`municipality_stats`) or for the areas inside one city (`where_to_live`). Names that point at the same municipality count once, and fewer than two distinct ones are refused (bad_count). One unknown or ambiguous name refuses the whole comparison.

Use this when the question is how much is being built in Portuguese municipalities. It gives our monthly count of building-works cases entering licensing, where we collect them, and INE's yearly licensed buildings and new dwellings for all 308. Do not use it for other figures (`municipality_stats`). Without `municipality` it returns every municipality we collect and the panel index. `measure` and `granularity` change only our own series. A case is not a granted licence or a building.

Use this when one new-build project in Portugal is needed in detail, by slug (from `search_newbuilds`) or page URL. It gives units and prices per typology, price history, delivery promises and how often they moved, building permits, the developer, the purchase cost and what is nearby. Do not use it to search (`search_newbuilds`) or for taxes at another price or for a non-resident (`imt_calculate`). The purchase cost is at the cheapest available unit or the developer's from-price, for a buyer tax resident in Portugal. `primary_home` and `buyer_is_young` change only the purchase cost. An unknown slug is refused (not_found). Cite the page URL, given in all seven site languages.

Use this when asked what a Portuguese home-buying or tax term means (CPCV, escritura, VPT…), with where it comes up and the article of law with a link. Do not use it to calculate anything: purchase taxes are `imt_calculate`, the yearly tax `imi_annual_cost`. Without `term` it lists all terms. A term without a translation comes in English; an unknown one is refused with close spellings, if any.

Use this when the yearly IMI amount on an urban property (prédio urbano) is needed, from its taxable value (VPT) and its municipality's urban rate. Do not use it for the rate alone (`imi_rate`) or for the one-off purchase taxes (`imt_calculate`). The VPT is the Tax Authority's valuation on the caderneta predial, not the price: ask the user for it. Only the urban rate is applied; rural property, AIMI and surcharges on vacant homes are not calculated. A municipality whose rate is set per parish is refused (rate_by_freguesia).

Use this when only the yearly IMI (municipal property tax) rate of one Portuguese municipality is needed, by name or code, with its history by year. Do not use it for the yearly amount on a VPT (`imi_annual_cost`) or for several municipalities side by side (`compare_municipalities`). Rates: Autoridade Tributária portal, all 308 municipalities. Where the rate is set per parish, the answer says so instead of giving a number.

Use this when asked what a home purchase in Portugal costs on top of the price: IMT, stamp duty and Casa Pronta registration, by the 2026 tables. Do not use it for the yearly property tax (`imi_annual_cost`) or to define a term such as VPT (`glossary_lookup`). Both taxes are charged on the higher of `value` and `vpt`: pass the VPT when known. `tax_haven_company` takes precedence over `non_resident`. `buyer_is_young` applies only when `primary_home` is true. For a non-resident buyer the answer says what the Tax Authority annuls later on request.

Use this when one municipality's housing pipeline from licence to completion is needed: cases, INE licences and completions, units for sale. Do not use it for monthly building activity (`construction_barometer`). Periods differ by stage; unknown is null, not 0.

Use this when the key figures of one of Portugal's 308 municipalities are needed, each with its source and date. They are the IMI rate and history, INE sale price per m² (actual sales), purchasing power, population, licensed dwellings, building cases, new builds. Do not use it to compare places (`compare_municipalities`), inside a city (`where_to_live`) or for monthly building (`construction_barometer`). A figure that is not published is null, not estimated. A name matching two municipalities is refused with candidates.

Use this when the person wants flatin.pt (licensed estate agency, AMI 28163) to contact them about buying a new-build apartment in Portugal. Do not use it to send the request (`submit_consultation`) or for emails about new projects (`subscribe_digest`). mode=link returns the form link and the consent text; mode=prepare checks the details and returns a summary, the GDPR (RGPD) consent text and a confirmation_token. Nothing is sent.

Use this when asked what net monthly income and savings it takes to buy a home in Portugal at a given price, under the Banco de Portugal rules. Do not use it for the purchase taxes alone (`imt_calculate`).

Use this when the person wants to find published new-build projects (empreendimentos) in Portugal on flatin.pt. Do not use it for one project's details (`get_newbuild` with its slug) or for how much is being built (`construction_barometer`). With `typology`, the budget applies to those typologies' prices; projects without a published price drop out when a budget is given. Pass next_offset as `offset` for the next page. A misspelt filter is refused, not ignored. Prices are as checked on developers' pages or agency listings, dated.

Use this when the person has read the summary and consent text from `request_consultation` mode=prepare and explicitly agreed to send the request. Do not use it before that (`request_consultation`). Pass the same details, the token, consent=true and consent_text_version; never set consent=true on your own. Changed details, a token under 5 seconds or over 30 minutes old, or an outdated consent version are refused.

Use this when the person asks to be emailed about new-build projects matching a filter (daily) or new construction licensed in one municipality (weekly). Do not use it to have flatin.pt contact them (`request_consultation`) or to see what is on sale now (`search_newbuilds`). Ask the person first; nothing is active until they click the confirmation email. `city` is required for construction and `parish` works only there; `typology`, the prices and `on_sale` work only with new_developments. The answer is the same whether or not the address was already subscribed: never say it was.

Use this when the person is choosing a neighbourhood: a flatin.pt city guide's verdict area by area, with the reason, who each area suits and the sources. Do not use it for one municipality's figures (`municipality_stats`) or for new homes there (`search_newbuilds`). Without `city` it lists the cities and regions that have a guide. `profile` narrows the areas but never hides the ones we advise against. Noise and safety come as dated, sourced facts: a place's reputation, never a claim about its people. Show the guide's link to the user.