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

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answering

flatin.pt — Portuguese homes: new-builds, places, taxes is answering right now. Last checked 11 min ago. It exposes 15 tools. Last commit 16 Sep 2026.

Portugal home buying: new-build search, where-to-live guides, municipality data, IMT/IMI taxes

Uptime history 54 days of history · worst day 79%

54 days agonow

100.0%

Uptime 24h

91 of 91 checks

Tools

read from the server

256 ms

Response time

average over 24h

Stars

last commit 16 Sep 2026

What changed 75

Every tool that appeared, vanished or quietly changed what it asks for. Recorded since 1 October 2026. No other catalogue keeps this.

28 Oct 14 tool descriptions were rewritten compare_municipalities, construction_barometer, get_newbuild and 11 more

28 Oct a tool appeared submit_consultation

28 Oct a tool changed the parameters it asks for request_consultation

28 Oct a tool changed version

26 Oct 8 tool descriptions were rewritten construction_barometer, glossary_lookup, imi_annual_cost and 5 more

26 Oct 2 tools appeared municipality_housing_pipeline, required_income

26 Oct a tool changed version

23 Oct a tool description was rewritten request_consultation

23 Oct a tool changed the parameters it asks for request_consultation

23 Oct a tool changed version

and 44 more, back to 1 October 2026

Nothing serious here today

Today is the operative word: we check flatin.pt — Portuguese homes: new-builds, places, taxes every 15 minutes and re-read its code on every release. Watch it and you find out the day that stops being true.

Connect this server

Endpoint below is the one we actually reach during checks — not the one copied from a README. Last verified 11 min ago.

Claude Code Claude Desktop Codex Cursor VS Code

run in your terminal

claude mcp add property-taxes --transport http https://flatin.pt/mcp

Settings → Connectors → Add custom connector, then paste this address

https://flatin.pt/mcp

~/.codex/config.toml

[mcp_servers.property-taxes]
url = "https://flatin.pt/mcp"

.cursor/mcp.json

{
  "mcpServers": {
    "property-taxes": {
      "url": "https://flatin.pt/mcp"
    }
  }
}

.vscode/mcp.json

{
  "servers": {
    "property-taxes": {
      "type": "http",
      "url": "https://flatin.pt/mcp"
    }
  }
}

Available tools 15

Read directly from the server with tools/list, grouped by what they act on. If a tool disappears, we record the date.

imi

imi_annual_cost

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).

imi_rate

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.

municipality

municipality_housing_pipeline

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.

municipality_stats

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.

compare

compare_municipalities

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.

construction

construction_barometer

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.

glossary

glossary_lookup

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.

imt

imt_calculate

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.

newbuild

get_newbuild

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.

newbuilds

search_newbuilds

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.

request

request_consultation

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.

required

required_income

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`).

submit

submit_consultation

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.

subscribe_digest

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.

where

where_to_live

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.

Endpoints

URL	Transport	State	Latency	Checked
https://flatin.pt/mcp	streamable-http	answering	295 ms	11 min ago

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

Answers built from our own checks of this server.

What can flatin.pt — Portuguese homes: new-builds, places, taxes do?

It exposes 15 tools, read directly from the server on our last check. Among them: compare_municipalities, construction_barometer, get_newbuild, glossary_lookup, imi_annual_cost, imi_rate and 9 more. The full list with descriptions is on this page — we take it from the server itself via tools/list, not from a README. How MCP servers expose tools in the first place →

What is flatin.pt — Portuguese homes: new-builds, places, taxes mostly used for?

Its tools cluster around imi and municipality. That is what this server is built to work with — the grouping comes from the actual tool names, not from a category we assigned.

Is flatin.pt — Portuguese homes: new-builds, places, taxes working right now?

We send a real MCP handshake every 15 minutes. Over the last 24 hours 91 of 91 checks got a reply (100.0%), average response time 256 ms. The bar chart above shows every period we have measured.

How do I connect flatin.pt — Portuguese homes: new-builds, places, taxes?

Copy the ready config from this page. We generate it for Claude Code, Claude Desktop, Codex, Cursor and VS Code, each in the form that client actually reads. It is a remote server, so there is nothing to install — the client connects to the address.

Does flatin.pt — Portuguese homes: new-builds, places, taxes need an API key?

No. flatin.pt — Portuguese homes: new-builds, places, taxes completed a full MCP handshake with us as an anonymous client and listed its tools without asking for anything. All 15 of them are readable on this page. This is what we observed, not what the docs claim.

How fast is flatin.pt — Portuguese homes: new-builds, places, taxes?

It answers our handshake in 256 ms on average, which is faster than 53% of all working MCP servers we measure. The comparison comes from our own checks across the whole registry, every 15 minutes.

Is flatin.pt — Portuguese homes: new-builds, places, taxes open source?

The code is open source: it is published under the MIT licence, written in JavaScript and 0 stars on GitHub. The licence covers the code in the repository, not the hosted service at flatin.pt, which runs on its operator's own terms.