PORTUGAL MODERN

You may have recently discovered Bom Sucesso Resort as the unique modern design project that it is. The resort offers a rare opportunity to build or complete villas designed by some of the most renowned architects in Portugal — including Álvaro Siza Vieira, Eduardo Souto de Moura, João Luís Carrilho da Graça, Aires Mateus, Alcino Soutinho and internationally by David Chipperfield from the UK.

With many unbuilt or partially built plots still available, Bom Sucesso presents a chance to create your own exceptional property within this architectural masterpiece. However, building within a resort of this nature — with strict design standards, a special legal framework, and an active condominium administration — requires careful planning.

Here are a few important things you need to consider before starting to build at Bom Sucesso.

a construction site with a crane and pallets
What Future Builders Need to Know Before Building or Renovating at Bom Sucesso Resort 2

1. Ownership Structure

  • All properties are part of a Tourist Village with plural (multi-unit) ownership, legally governed by the Title Deed and Administration Regulation.
  • You are buying exclusive ownership of your unit but are strictly bound by the Condominium and Resort-wide regulations.
  • See Regulations here

2. Architectural Control & Design Approval

Strict architectural standards apply:

  • No independent exterior modifications allowed without prior written consent.
  • All works (including interior renovations that affect structure or visible aesthetics) require:
    • Administration approval.
    • Architect’s approval (original architect or approved designer).

These restrictions protect the unified architectural image of Bom Sucesso as a design resort. Which is good, that no one can built a three level pink house in front of you 🙂

Specific Notes for New Builds:

  • On each plot, the house design is defined by the architect and needs to be approved by the specific architect assigned to that plot.
  • If the original architect has passed away, their legal successors (e.g., children) may act on their behalf. For example, for Alcino Soutinho, his daughter (who is also an architect) handles approvals.
  • The City of Óbidos does not hold full house design plans. They only hold general plot allocation approvals. This allows for some flexibility if approved by the architect.
  • Architects expect to be paid for their design work. Some real estate agents advertise the plots as “approved projects” — this is not correct. The architect will ask for payment for the design project. They were not paid originally by the resort’s first developer (who went bankrupt).
  • Some architects handle the process themselves, others work with external partners. Costs reported range between €10,000 and €80,000, depending on the architect.

3. Hidden Cost of €5,000 per Plot

  • Due to the bankruptcy of the original promoter, buyers of unfinished plots must pay €5,000 per plot to the bankruptcy creditors.

4. Construction Schedule Restrictions (Summer Ban)

  • No works allowed during June, July, August, and September, except for urgent repairs that cannot be postponed.
  • In practice, the condominium tends to enforce this rule more strictly between July 15 and September 15. Always double-check with the administration.
  • Outside these months, works must:
    • Respect quiet hours (no disturbing noise before 7:00 or after 23:00).
    • Avoid disturbing resort operations or guests.

5. Works Inside Your Unit (Interior Changes)

Even interior works may require approval if:

  • They change layouts, plumbing, facades, or structural elements.
  • They affect shared infrastructure.

Minor interior works (pure decoration or furniture) generally do not require formal approval, but it is recommended to inform the administration.

6. Permits & Legal Authorizations

You may need:

  • Municipal permits for structural works.
  • Internal administration approval.
  • Architectural review.

Important:

Even with a municipal building permit, you must comply with resort regulations.

7. Who Controls the Process?

  • Administration (BS Villas) – usually the tourism operator or its designated manager is your main contact.
  • Architectural Committee (or architect of record) – must approve designs.
  • Owners’ General Assembly – may need to approve major alterations.

8. Penalties for Unauthorized Works

Starting works without proper authorization may lead to:

  • Fines.
  • Legal actions.
  • Forced removal or restoration at the owner’s expense.

Before You Buy a Plot at Bom Sucesso — 3 Important Steps:

1. Familiarize Yourself with the Regulations

Carefully review the Bom Sucesso condominium rules (here) as well as the specific regulations for Touristic Villas (Moradias Turísticas) under the national guidelines established by Turismo de Portugal. Always request the latest versions directly from the condominium office. And a lawyer consultancy for explanation is recommended.

2. Review the Original House Plan

Check the original architectural plans for the plot. Many of these are available on Portugal Modern (here) and can give you valuable insight into the intended design and constraints.

3. Contact the Architect Early

Before purchasing, reach out to the architect responsible for the plot. Make sure they are available and open to any adjustments or design changes you may have in mind.

If you need a contact to an architect, I’m happy to help you.

    By following these steps, you’ll have a much clearer picture of what’s possible and avoid surprises later in the process.