For many foreigners moving to Portugal’s Silver Coast, renting feels like the sensible first step. It is quicker than buying, more flexible, and often seen as the safest way to settle in. But in Portugal, rental risk does not begin only when a dispute starts. It can begin much earlier — sometimes with a landlord who promises a contract and never delivers one, because the property itself may not be legal to rent out.  

From Nazaré to São Martinho do Porto, Caldas da Rainha, Alcobaça, Óbidos and Peniche, the Silver Coast continues to attract expats, retirees and long-stay foreign residents looking for space, lifestyle and a softer landing into life in Portugal. For many, renting is a trial period before buying. For others, it is the plan for the foreseeable future.  

But this is also where many newcomers make a costly mistake: they focus on the house, the view, the rent and the location — and not enough on the legal framework behind the tenancy. Portugal does have formal rules on notice periods, termination and rental documentation, and those rules matter a great deal once things go wrong. Idealista’s recent guide on ending a rental agreement makes clear that termination is possible for both landlord and tenant, but only if the legal rules and communication requirements are followed properly.  

A rental market that can feel easy — until it suddenly does not

For expats, the Portuguese rental market can look deceptively simple at first. A landlord may appear relaxed. The arrangement may seem informal. There may be a promise that “the contract will come later.” In some cases, that contract never appears.  

That is where the real danger starts.

Under Portuguese law, urban residential leases are supposed to be in writing. But Portuguese law also recognises that, where the lack of a written contract is not the tenant’s fault, the tenant may still be able to prove the existence of the tenancy by other legally admissible means — including evidence of occupation without opposition from the landlord and monthly rent payments over a six-month period.  

So the absence of a written contract does not automatically mean the tenant has no rights. But it does mean the tenant may have to fight much harder to prove them.  

No contract because the property is not legal? That is a major warning sign

This is one of the most important issues for foreigners to understand.

If a landlord refuses to provide the promised rental contract because the property is not properly licensed, or because it does not have the correct legal use for housing, that is not a minor paperwork issue. It is a serious red flag. Idealista’s legal coverage states that Portugal’s urban-planning “simplex” changes did not legalise residential renting without the proper licence of use; renting out a home without the required licence remains illegal. It also notes that, for residential letting, the purpose of the lease must be confirmed by the property’s licence of use.  

That leaves the tenant in a difficult position. On one hand, the landlord’s failure to provide a lawful rental setup can strengthen the tenant’s argument that the problem lies with the landlord, not with the occupier. On the other hand, the lack of a proper contract and proper licensing can create practical problems over proof of address, tax registration, deposit disputes, notice periods and the general enforceability of what was agreed. This is the kind of situation where the tenant may not have no rights, but rather messy rights — rights that exist, but may be harder to prove and enforce.  

A verbal tenancy can still give a tenant protection

This is where many expats assume the worst and get it wrong.

A verbal tenancy in Portugal is risky, but it is not necessarily a legal void. Idealista’s legal explainer says that although the law requires residential leases to be in writing, the law also allows the tenant, in certain cases, to prove the tenancy by other means when the lack of a written contract is not the tenant’s fault. The same article stresses that verbal tenancies remain risky for both sides, especially because essential documents tied to the property — such as the licence of use and energy certificate — may never have been properly checked in the first place.  

That matters on the Silver Coast, where some foreigners enter into rental arrangements quickly, especially in areas with strong lifestyle demand and a mix of local owners, second homes and informal offers. When there is no proper signed contract, the tenant’s best protection may come from evidence: bank transfers, messages, emails, proof of rent paid, utility records, witness evidence and proof that the landlord allowed the occupation to continue.  

Landlords cannot simply take matters into their own hands

Another point that many foreigners do not realise: even when a property dispute becomes serious, Portuguese law does not give the owner a free pass to bypass the courts.

Idealista’s legal coverage on unlawful occupation states that a property owner must trigger judicial action to enforce rights and cannot simply resort to self-help without a court-backed process. In rental-related overstay situations, the available routes include formal eviction procedures through legal channels.  

That does not mean every tenant is safe, nor that every occupier is in a strong position. It means the legal route matters — and that the absence of paperwork does not automatically entitle a landlord to act outside that route.  

The real expat risk is often false confidence

Many newcomers believe the main question is whether they can trust the landlord. In reality, the more important question is often whether the arrangement itself is legally sound.

A friendly owner, a sea-view apartment, a reasonable monthly rent and an informal promise of “we will sort the contract soon” can feel reassuring in the moment. But if the property lacks the correct legal status for residential use, or if the owner avoids written documentation because the rental setup is irregular, the expat may be stepping into a tenancy that is fragile from day one.  

That is particularly relevant on the Silver Coast, where foreigners often arrive with limited Portuguese, little familiarity with the rental system, and a desire to secure housing quickly. The legal risk is not always visible at the viewing.  

What foreigners should check before signing — or before moving in without a contract

Before committing to a rental on the Silver Coast, expats should verify more than the rent and the condition of the property. They should check whether the property is properly licensed for residential use, whether a written contract will be provided, whether the terms on duration and notice are clear, and whether the landlord is willing to document the arrangement formally. Portuguese tenants also gained a stronger compliance mechanism from 1 August 2025: if a landlord fails to communicate the rental contract to the tax authorities, tenants and subtenants can in certain cases communicate it directly to the tax authorities themselves under the CLS mechanism.  

That change improves transparency, but it is not a substitute for proper due diligence at the start. A badly documented or illegally structured rental can still become a major problem even if some later remedies exist.  

The Silver Coast remains attractive — but caution is part of the deal

None of this means foreigners should avoid renting in Portugal. The Silver Coast remains one of the country’s most appealing regions for expats who want a more grounded alternative to hotter and more expensive markets. Renting can still be the right move, whether for a first year in Portugal or for the longer term.  

But the lesson is simple: do not judge a rental only by the property itself. Judge it by the paperwork, the legality of the property, and the willingness of the landlord to formalise the deal properly.

Because on Portugal’s Silver Coast, the most dangerous rental arrangement is not always the obviously bad one.

It is the one that looks perfectly fine — right up until you ask for the contract.

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The building now known as the Hotel Parque was built in 1910 for the Portuguese-Brazilian emigrant António Rosa who had made a fortune in Brazil. 
The design is attributed to the Brazilian architect José Venceslau de Oliveira. 
Originally constructed as a luxury residence, it later became Pensão Rosa, and then evolved into the Hotel Parque, one of the more emblematic hotels in São Martinho do Porto. 
Architecturally it combines elements of Art Nouveau, Art Deco, chalet and Belle-Époque styles — a rather distinctive mixture for the region. 
The hotel ceased operations in 1956.  After the 1950s it went through decades of abandonment, with various attempted renewals that never fully materialised. By the 1980s it was essentially vacant. 

The Fire Incident

On the afternoon of 21 January 2024 at approximately 16:35, a fire broke out in the old Hotel Parque building. 
The blaze started in the upper rear section of the building — the roof/attic area — and spread rapidly. Fire-fighters reported that the presence of abundant combustible materials (mattresses, carpets, trash) in the long-abandoned structure made suppression much harder. 
Investigations by the regional police (Polícia Judiciária) are underway, as there were signs of possible human involvement (arson) in the origin of the fire. 
Local authorities from the Câmara Municipal de Alcobaça expressed hope that the fire would not render the building irrecoverable. 

What Might Happen Next?

Given its historic character and municipal interest designation, several scenarios are plausible for the building’s future:

• Restoration-Redevelopment: There is potential for the building to be stabilised, cleaned up and restored — possibly converted into a boutique hotel, cultural centre, or mixed-use development (residential + commercial). The municipal interest status gives impetus for heritage-sensitive treatments.
• Partial Demolition + Redevelopment: If structural damage from the fire proves too great, parts of the building (especially the roof and upper floors) may need demolition, followed by redevelopment that retains the façade or key historic elements.
• Dereliction & Decay: Unfortunately, given many years of abandonment and the new fire damage, the risk remains that the building may continue to deteriorate, becoming a hazard or eyesore unless a strong investment and plan are secured.
• Heritage ‘Stabilisation’: A more modest outcome could be the site being stabilised in its damaged state (roof removed, structure secured) and left as an historic ruin/public landmark, with interpretive signage, rather than full commercial reuse.

Given the strong local interest in preserving the legacy of this building, combined with its strategic location in a popular coastal tourist area (São Martinho do Porto is in the Oeste region of Portugal) there is a good chance the positive restoration scenario will be pursued. The key obstacles are financing, structural integrity (post-fire) and obtaining planning/heritage approvals.

Why It Matters

The Hotel Parque is more than just an old building: it symbolises the golden age of seaside tourism on Portugal’s Silver Coast, the return of emigrants like António Rosa, and early 20th-century architectural ambition outside of major cities. Its loss or restoration will affect both the urban fabric and collective memory of São Martinho do Porto.

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The plan is to have market every Saturday and Sunday’s

Register your interest with Vasile Bumb.

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We hope they will have great success.

BTW – there will be tables outdoor when the weather is better…

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