Finding a Rental & Leases.
In Cape Verde, you rarely find a home through portals - you find it through people. What actually works, what Cape Verde's 2016 rental law requires on contracts, deposits, and notice - and how to protect yourself against the typical traps.
Renting in Cape Verde at a glance.
- Legal basis
- § Law
Lei n.º 101/VIII/2016 (RGAU), in force since February 2016 - Form
- ✓ Verified
Written, in 3 copies - one goes to the tax authority - Deposit
- ✓ Verified
Legally 1 month's rent, or deposit insurance - Duration without agreement
- ✓ Verified
6 months, then silently renews for 3 years - Landlord termination
- ✓ Verified
At least 6 months before term end, in writing - Best search method
- ◐ Community value
On the ground, via contacts - with transitional housing
What actually works when looking for a home.
Anyone coming from Germany reflexively looks for the big real-estate portal. In Cape Verde, there's no equivalent for long-term rentals to the well-known German platforms that covers even a fraction of the market ◐ Community value. A long-standing member of the Expat.com forum puts it bluntly for Mindelo: most properties are rented out by private owners, there are barely any listing websites - you have to be there in person. On the tourism islands of Sal and Boa Vista, on the other hand, several larger, often foreign-run property management companies operate, and long-term rentals run through them too.
This gives rise to the method that comes up in nearly every experience report: book transitional housing for the first two to four weeks (a vacation rental, guesthouse, or monthly rental via platforms like Airbnb or Flatio) and only start the real search once you're on the ground. This costs more up front, but protects against the single most expensive mistake: signing a contract for - or even transferring money for - a home you've never seen.
Island by island: different markets
- Praia (Santiago): the country's largest rental market, high demand from government agencies, embassies, and international organizations. Popular neighborhoods among expats, per experience reports, include Palmarejo and Achada Santo António ◐ Community value.
- Mindelo (São Vicente): predominantly private landlords, search almost exclusively via contacts and on the ground.
- Sal and Boa Vista: more professionalized, more managers and agencies, but also a notably higher price level and competition from vacation rentals.
- Smaller islands: barely a formal market; homes are handed out almost exclusively through personal contacts.
You'll find specific rental prices by island - with openly disclosed data quality - on our Cost of Living page. We deliberately don't repeat them here, so there's only one maintained set of figures.
The paths to a home, reality-checked.
None of these channels are officially vetted or regulated. These assessments are based on experience reports and labeled accordingly.
Word of mouth: the most important channel
Neighbors, café owners, coworkers, taxi drivers, the church community: in Cape Verde, a large share of homes change hands before they're ever listed anywhere. Tell as many people as possible what you're looking for - Cape Verdean morabeza really does help here.
Facebook groups & WhatsApp
Expat and housing groups on Facebook are, per experience reports, the most important online channel. Good for making contacts and understanding market prices - but also the channel where fake listings circulate most often. Never pay without a viewing.
Imobiliárias & property managers
Common on Sal and Boa Vista, present in Praia, rare in Mindelo. Advantage: contracts and processes are often more professional. Clarify in writing beforehand whether there's a brokerage fee and how much - we found no legal regulation on this in the rental law.
On foot: "Aluga-se" signs
A handwritten "Aluga-se" (for rent) with a phone number on a window or balcony is, per experience reports, still common. Walking through your preferred neighborhoods on purpose turns up listings that never appear online.
Transitional housing as a base
Book a vacation rental or guesthouse for the first few weeks, and specifically ask the host whether they know long-term landlords or have a place of their own. Some vacation-rental hosts also rent long term in the off-season.
International platforms
Airbnb, Flatio, and similar platforms work for monthly rentals, but are generally noticeably more expensive than a local long-term lease. They work as a bridge - not as a permanent solution.
What to look for during a viewing.
Many problems that expats later have with their home are recognizable at the viewing stage - if you know what to look for in Cape Verde. The following list is based on anecdotal experience and the particulars of local infrastructure ◐ Community value:
- Water: Is there a water tank (on the roof or in the basement), how big is it, what's the water pressure like? In a water-scarce country with occasional supply interruptions, this isn't a minor detail. Ask who fills and cleans the tank.
- Electricity: Is there a separate meter in your name, or is it billed flat-rate through the landlord? Power distribution has been handled by the distribution company EDEC since the former Electra was split up ⚠ Can change; ask previous tenants about typical monthly amounts, since electricity is relatively expensive in Cape Verde.
- Internet: What connections are available in the building? More on this in the SIM & Internet guide.
- Moisture & salt: mold stains, peeling paint, and corroded window bars are common near the coast. Check for ventilation options.
- Security: bars on windows and doors at ground level, working locks, lighting in the stairwell. More in the Safety guide.
- Furnishing: for furnished apartments, create a written inventory list with photos and have the landlord countersign it. Per the rental law, a furnished rental has a single, combined rent for the home and the furniture (Art. 75 RGAU).
- Noise & surroundings: bars, churches, dogs, construction sites - best to visit at two different times of day, including a weekend evening.
The Contrato de Arrendamento under Cape Verdean law.
Since February 2016, Lei n.º 101/VIII/2016 of 6 January 2016 has governed residential and commercial rental law in Cape Verde. The law's annex is the Regime Geral do Arrendamento Urbano (RGAU); it replaced the colonial rental law of 1961 and amended several articles of the Código Civil. The general rental provisions of the civil code apply in addition. We read the full text published in the Boletim Oficial; the article references below refer to the RGAU annex unless otherwise noted. We found no later amendment to the law during our research ⚠ Can change.
Written form and filing with the tax authority
§ Art. 7 RGAU, Art. 3 Lei 101/VIII/2016 The lease must be concluded in writing. It must be drawn up in triplicate: one copy each for landlord and tenant, and the third must be filed by the landlord within 30 days with the responsible tax authority - otherwise they commit a tax offense. Later contract amendments must also be reported to the tax authority within the same deadline. If the written form is missing, the law allows it to be substituted by presenting a rent receipt (recibo de renda) - a strong argument for getting every payment receipted.
What the contract must contain
§ Art. 8 RGAU Mandatory information includes: identification of both parties, description and location of the rental property, the tax number (NIF), the rent amount, and the date of conclusion. Optional but sensible: the land registry number (matriz predial), the usage permit (licença de utilização), the term, any co-rented ancillary rooms, and house rules for condominium complexes. Missing an item doesn't automatically invalidate the contract. An agreed penalty clause may not exceed two months' rent. The landlord may request proof of income when concluding the contract to check solvency.
Only with a usage permit
§ Art. 9 RGAU Only buildings or apartments whose suitability for the agreed purpose is certified by a licença de utilização from the municipality may be rented out (if urgent, proof that one has been applied for is temporarily sufficient). If it's missing for reasons the landlord is responsible for, they face a fine of at least five months' rent, and the tenant can terminate the contract and claim damages. So actively ask about the license - especially for newly built or "half-finished" houses.
Rent in escudos, due on the first business day
§ Art. 24, 25 RGAU Rent must be set in Cape Verdean escudos (CVE). Unless otherwise agreed, the first rent is due at contract signing, and every subsequent one on the first business day of the month. In practice, rents - especially on Sal and Boa Vista - are often quoted in euros ◐ Community value; per the law, the contract itself should state the CVE amount. Since the escudo is fixed-pegged to the euro, this creates no exchange-rate risk for you. More on transfers and cash in the Money, Paying & ATMs guide.
Term and renewal
§ Art. 10-12 RGAU If nothing is agreed, a lease runs for six months. If neither side terminates, it then silently renews for three years. A fixed term can be agreed for residential housing; it must appear as a clause in the signed contract and must be no shorter than three and no longer than twenty years. Such fixed-term contracts automatically renew in increments of at least three years each if not terminated. Contracts for non-permanent housing purposes or temporary special purposes are excluded.
Deposit and advance payment: law and practice.
§ Art. 26 RGAU The law distinguishes two things. First, the parties may agree in the contract on an advance payment of rent (antecipação de rendas) - the legal text sets no cap on this. Second, "without prejudice to that," the landlord may require a deposit (caução) equal to one month's rent. It's repaid at the end of the contract, unless it's used for repairs of damage the tenant is responsible for. Instead of cash, the tenant may also provide proof of a deposit insurance policy (seguro de caução) from an insurer.
◐ Community value In practice, expat guides report demands going beyond this one month's rent: deposits of one to two months' rent, sometimes plus the first and last month's rent at signing. Legally, part of that would likely count as an agreed advance-rent payment, which the law permits. Whether a sum explicitly labeled "deposit" beyond one month's rent is challengeable, we did not check against case law - that would be a question for a Cape Verdean lawyer.
Regardless, make sure the contract records separately which amount is the deposit and which is advance rent for which months. That's the only way it's clear at the end what you get back.
Insider tip: handover protocol with photos
A formal handover protocol isn't legally required in Cape Verde and is uncommon with private landlords. Do it anyway: dated photos and a short video walkthrough at move-in, sent to the landlord via WhatsApp, are your best evidence at move-out of which damage already existed - since by law the deposit may only be withheld for repairs you're responsible for.
Your rights as a tenant.
Termination by you
§ Art. 13 RGAU As a tenant, you can object to the automatic renewal or terminate the contract at any time in writing with at least 90 days' notice before the end of the term or renewal period. If the contract has already renewed automatically, you may terminate after six months of the new period with 90 days' notice for your desired date. If you miss the deadline, the contract still ends - but you owe rent for the shortfall period.
Termination by the landlord
§ Art. 13, 60, 65-68 RGAU The landlord can only object to the automatic renewal in writing or via judicial notice with at least six months' notice before term end. Termination for the landlord's own use is only possible at the end of the term, only via a court claim, and under strict conditions (among others: owner for more than five years, no other owned or rented home in the locality for over a year). If the landlord then doesn't move in within 60 days, the tenant is entitled to compensation of two years' rent. The landlord may only terminate without notice for legally named reasons - such as rent unpaid for more than two months, unauthorized subletting, or significant structural changes without consent - and even then only via a court decision.
Rent increases
§ Art. 36-39 RGAU Rent may only be increased if explicitly agreed in the contract, at the end of a term period, or after certain construction work. If the parties don't agree on the amount, the benchmark is cumulative inflation per the national statistics office INE since the last adjustment. The landlord must communicate the new rent in writing at least 30 days in advance, with the calculation basis. You can object with reasons, or terminate the contract, within 15 days.
Repairs and utility costs
§ Art. 4, 16, 42, 43 RGAU Ordinary maintenance (necessary repairs) is the landlord's responsibility. You may carry out small work for your own comfort yourself after informing the landlord, but must undo it at move-out unless otherwise agreed. Watch out for utility costs: if the contract doesn't regulate it, the tenant bears the ongoing costs of the home and utility services (electricity, water, etc.). The landlord may only pass on costs for a complex's shared areas if that's agreed specifically and in writing.
Other rights expats should know
- Depositing rent (Art. 27-28): if the landlord refuses to accept it, you can pay the rent to the bank responsible for court deposits.
- Right of first refusal (Art. 50): if you've rented for more than two years, you have a right of first refusal if the property is sold.
- Guests and family (Art. 77): besides the household, up to three paying guests (hóspedes) may live in the property, unless the contract states otherwise.
- Subletting (Art. 47, 60): only with written permission - without it, you risk contract termination.
- Spouses and partners (Art. 78-80): under certain conditions, the tenancy position transfers to a spouse or recognized partner - relevant for binational couples.
- Viewings (Art. 71): after a termination, you must show the home to prospective tenants; absent other arrangement, between 2 and 5pm.
- Form of notices (Art. 70): terminations go via registered mail with return receipt, a postcard in duplicate, or email - keep proof.
⚠ Important These protective rules do not apply to short-term rentals at beach resorts or for temporary special purposes (Art. 5(2) RGAU) - only the general rental law of the civil code applies there. Anyone living permanently should make sure the contract is drafted as a residential lease (arrendamento para habitação), not as a vacation rental.
Reviewing the lease: point by point.
What the law says - and what to specifically check before signing.
| Contract item | Legal rule (RGAU) | Your check |
|---|---|---|
| Form | written, 3 copies (Art. 7; Art. 3 Lei 101/VIII/2016) | Keep your own signed copy; ask whether the tax-authority copy was filed |
| Parties & NIF | Identification and tax number are mandatory (Art. 8) | Match the landlord's name against ID; apply for your own NIF beforehand |
| Ownership | Renting an undivided property by a co-owner requires the others' consent (Art. 1024 Código Civil, as amended) | Have the land registry extract (certidão do registo predial) shown to you |
| Usage permit | licença de utilização required (Art. 9) | Include the number and date in the contract |
| Rent | in CVE, due on the 1st business day (Art. 24, 25) | Record the CVE amount, payment method, and receipts in writing |
| Deposit | up to 1 month's rent, or deposit insurance (Art. 26) | Show deposit and advance payment separately; repayment conditions |
| Term | without agreement, 6 months + 3 years; fixed-term 3-20 years (Art. 10-12) | Enter the term explicitly; does it match your visa? |
| Termination | tenant 90 days, landlord 6 months (Art. 13) | Don't accept clauses that shorten this to your disadvantage |
| Penalty clause | max. 2 months' rent (Art. 8(3)) | Have any higher penalty clause struck |
| Utility costs | without regulation, borne by the tenant (Art. 42, 43) | Settle electricity, water, internet, condo fees individually; note meter readings |
| Rent increase | only by agreement/end of period/construction work; benchmark is INE inflation (Art. 36-37) | Have the increase clause worded specifically |
| Subletting | only with written permission (Art. 47) | If needed (e.g. a flatmate), clarify in writing beforehand |
| Pets | not specifically regulated in the RGAU | Put permission explicitly in the contract - see Moving With a Pet |
The "Legal rule" column reflects the text of Lei n.º 101/VIII/2016 in our own, condensed translation. The original Portuguese text alone is authoritative for interpretation in any specific case.
Notary, registration, and contract language.
Do I need a notary?
§ Law The rental law requires written form, but no notarial deed. Notably: Art. 4 of Lei 101/VIII/2016 explicitly repeals a provision of the Notary Code (Art. 80(2)(m) Código do Notariado). We didn't check the exact content of the repealed provision in full text. ◐ Community value In practice, some contracting parties have signatures authenticated at a notary or registry office (reconhecimento de assinaturas) - this isn't a legal requirement, but can strengthen evidentiary value and is sometimes welcomed by authorities for proof of residence.
Who registers the contract?
✓ Verified The obligation to file with the tax authority lies with the landlord, not the tenant. It's still relevant for you: a properly filed contract is solid proof of residence - for instance for official processes around Visas & Residency ◐ Community value. A landlord who absolutely refuses a written contract is often signaling they don't want to pay tax on the rental income - and you're left without proof in case of a dispute.
In what language?
⚠ Not legally regulated The rental law doesn't prescribe a contract language. In practice, leases are concluded in Portuguese; the official language is Portuguese, and one copy goes to the tax authority - whether foreign-language contracts are accepted there isn't officially documented. A bilingual contract (Portuguese/German or Portuguese/English in two columns) with a clause stating which version governs in case of doubt has proven effective. Never sign a text you don't understand - have it translated beforehand or explained by someone you trust.
Typical traps and fraud schemes.
We found no Cape Verdean statistics on rental fraud. The patterns below match warnings from the Portuguese police (PSP, GNR) about online rental fraud and experience reports from expats.
Deposit without a viewing
The classic scheme: real photos of someone else's apartment, a strikingly low price, pressure ("lots of interest"), and a request for an upfront reservation payment. After the transfer, the contact disappears. Never pay before you've seen the home and met the landlord.
Copied photos
Do a reverse image search on the listing photos. If the same images turn up with a different price or phone number - often on vacation-rental portals - be careful.
"Landlord" isn't the owner
Subletting without written permission, or renting out by just one of several heirs, is legally challengeable. Have the ID and land registry extract shown to you; how the land registry extract works is covered in Buying Process & Land Registry.
Verbal agreement only
Without a written contract and without receipts, you have no proof of anything. Insist on a contract - and if that's not (yet) possible, at least on a receipt for every payment, which per Art. 7 RGAU can substitute for the written form.
Vacation contract instead of a residential lease
A contract drafted as a short-term or vacation rental doesn't fall under the RGAU's protective rules (Art. 5(2)). For permanent residence, you should explicitly conclude a residential lease (arrendamento para habitação).
"Foreigner pricing" & hidden costs
Per experience reports, newcomers are sometimes quoted higher rents than locals. Compare against our reference figures, ask people who know the area, and clarify all utility costs in writing - by law, without a rule, the tenant bears them.
Sources & status of this page
- Lei n.º 101/VIII/2016 of 6 January 2016 (Regime Geral do Arrendamento Urbano): Boletim Oficial da República de Cabo Verde, I Série, n.º 1 of 06.01.2016; full text as PDF via portaldocomercio.gov.cv, also listed on boe.incv.cv. Checked: Art. 1-4 of the enabling law as well as annex Art. 4-13, 16, 24-28, 36-47, 50, 60, 65-71, 75-80.
- Summary of the reform: Miranda Alliance (mirandalawfirm.com), alert "Arrendamento urbano com novo regime jurídico" - entry into force 5 February 2016, replacement of the 1961 rental law, written form in 3 copies, 6-month default term, and the 3-year minimum term for fixed-term residential leases independently reconfirmed on 13.10.2026. The exact notice periods (90 days tenant/6 months landlord, Art. 13) and the deposit cap (1 month's rent, Art. 26) come directly from our own reading of the full legal text; an independent second full-text read on 31.10.2026 (a separate fetch of the Boletim Oficial PDF, boe.incv.cv/Bulletins/Download/2129) reconfirmed every article and figure on this page, though no second secondary source covers these specific figures - if in doubt, consult the original text in the Boletim Oficial or a Cape Verdean lawyer.
- Search channels in Mindelo/Sal/Boa Vista: Expat.com forum, thread "Finding an apartment/house to rent - Cape Verde" (community source).
- Deposit practice, search channels, contract topics: Jarnias, "Find Accommodation in Cape Verde: Complete Guide to Prices, Islands, and Procedures" (jarniascyril.com) and the Expat.com country guide (community sources).
- Power supply: portugalglobal.pt, "Reforma do Setor Elétrico em Cabo Verde" (June 2025) - the split of Electra into EPEC, EDEC, and ONSEC.
- Fraud patterns: warnings from GNR and PSP about rental fraud in Portugal (incl. idealista/news, 16.04.2026; RFM) - used as an analogy, not as Cape Verdean statistics.
Questions about finding a rental & leases.
How do I find a long-term rental in Cape Verde?
Most reliably on the ground: book transitional housing for the first few weeks, then search via contacts, Facebook groups, "Aluga-se" signs, and - especially on Sal and Boa Vista - via property managers and agencies. In Mindelo, mostly private individuals rent out.
How high can the deposit be in Cape Verde?
The rental law (Art. 26 RGAU) allows the landlord to require a deposit equal to one month's rent, or alternatively deposit insurance. Advance rent payments may additionally be agreed. In practice, per expat reports, higher amounts are often demanded.
Does a lease in Cape Verde have to be in writing?
Yes. The contract must be concluded in writing and in triplicate; the landlord must file one copy with the tax authority within 30 days. If the written form is missing, it can be substituted by a rent receipt.
Do I need a notary for the lease?
No, the rental law doesn't require a notarial deed. Authenticating the signatures is possible and sometimes customary in practice, but not a legal requirement.
What notice period do I have as a tenant?
In writing with at least 90 days' notice before the end of the term or renewal period; after an automatic renewal, also after six months with 90 days' notice for your desired date. With a shorter notice, the contract still ends, but you owe rent for the shortfall period.
Can the landlord just raise the rent?
No. Increases are only permitted by contractual agreement, at the end of a term period, or after certain construction work, with 30 days' written notice. Without agreement, cumulative inflation per INE is the benchmark.
Can the landlord just terminate and kick me out?
No. They must object to the renewal at least six months before term end; termination for own use and termination for breach of contract (e.g. more than two months' rent arrears) both require a court decision. Eviction happens via an eviction lawsuit.
In what language is the lease concluded?
The law doesn't prescribe a language; Portuguese is customary. A bilingual contract with a clause on which version governs in case of doubt is recommended.
Disclaimer: This page is a journalistic summary of Cape Verdean rental law and does not replace legal advice. We reproduce the legal text in our own, condensed translation; only the original Portuguese text, in its respective valid version, is authoritative. Laws, official practice, and market customs can change. Have contracts of significant consequence reviewed by a lawyer licensed in Cape Verde before signing. CaboVerde360 does not broker real estate and receives no commissions from landlords or agencies.
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