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

luis9518
Mar 9
3 min read

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.

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.