# explorador

> AI-powered real-estate intelligence for Portugal. Tell explorador what you are looking for and it tracks the market, surfaces undervalued properties and opportunities, and explains price signals and zoning context.

explorador (explorador.pt) is a Portuguese property-prospecting platform. It combines listing intelligence, price analytics, and PDM (municipal master-plan zoning) data to help buyers and investors find and evaluate opportunities before the wider market. The primary language is Portuguese (pt-PT), with an English version under /en.

## Main

- [Home](https://explorador.pt/pt): Product overview and search onboarding.
- [PDM, where you can build](https://explorador.pt/pt/pdm): Municipal zoning plans (PDM) across Portugal, by district and municipality, with build-potential opportunities.
- [PDM by municipality](https://explorador.pt/pt/pdm/lisboa/sintra): One page per mainland municipality at /pt/pdm/{district}/{municipality} (278 pages) summarising the plan's zoning map from the DGT's CRUS: urban vs rustic land share, zone categories with their area, recent plan amendments from the SNIT registry, and links to the official sources.
- [PDM by parish](https://explorador.pt/pt/pdm/lisboa/sintra/colares): One page per parish at /pt/pdm/{district}/{municipality}/{parish} with the same zoning breakdown at parish level.
- [Property prices by municipality](https://explorador.pt/pt/mercado): Median price per m² for apartments, houses, land and commercial space in every Portuguese municipality with enough listings to measure, plus typology breakdowns, parish-level comparisons and gross rental yields. Sale and rental markets are reported separately (rental figures are monthly). Figures are asking prices from active listings, deduplicated per property and trimmed at the 2nd and 98th percentile.
- [Where people are looking for a home in Portugal](https://explorador.pt/pt/mercado/procura): Housing demand by municipality and property type (homes, apartments, houses, land, commercial) from saved home-buying searches on Explorador, not all of Portugal. Demand is a level relative to the most searched municipality in the same district, so it shows where demand is strongest within each district, never a national demand ranking or a count of people per place. The page states its national sample per property type (how many people with saved searches it rests on, and how many answered each question), never per municipality, parish or district. Municipalities with few searches are withheld. Zoomed in, parishes show a level relative within their own municipality, among people who picked parishes. Also: median budget against median asking price, the share of budgets vs properties for sale in each price band, who is searching (shares of the people each question covers), where else people searching a municipality look, and the weekly share of homes for sale that cut their asking price. It also ranks municipalities nationally by affordability (the share of homes for sale asking at most the median budget of the people searching there, the hardest and the easiest), which ranks prices against budgets and not demand, shows INE figures next to its own where available (median declared income, the median budget in years of that income, the monthly payment of a 90% loan of that budget over 30 years at INE's implicit rate on new housing-credit contracts as a share of monthly income, an indicator and not a mortgage quote, the median sale value per m² and its change over a year, the homes sold in the last 12 months and, for all homes, how many months of those sales the homes for sale we read represent, vacant dwellings in the 2021 Census, and the bedrooms people ask for against the typology of new homes licensed), and offers the municipality table as a CSV download. Medians need at least 15 values. English version at /en/mercado/procura.
- [Sold prices vs asking prices in Portugal](https://explorador.pt/pt/mercado/precos-transacionados): INE's median sold value per square metre (Estatísticas de Preços da Habitação ao nível local, indicators 0012234 and, by typology, 0012241, CC BY 4.0) against the median asking price per square metre of the homes for sale over the same 12 months, read from the listings on Portuguese property portals with each home counted once, per municipality and parish, for all homes and by typology (T0 and T1, T2, T3, T4 or more), with the gap between them as a whole percent computed at the sold value's geography. Sold values INE does not publish are estimated from INE's own figures and marked as estimates, never from asking prices. The gap is not the bargaining margin: deeds lag agreed prices, listings and tax records measure area differently, pricier homes stay listed longer and declared values can be low. Also: a map of 100 m squares (larger when zoomed out) with the median asking price of homes seen in the last 30 days, INE's sold value and the gap of the zone each square lies in, rankings of where asking is furthest above and closest to the sold value, a council table with INE's 12-month sales counts, and a CSV download. Asking medians need 20 homes per municipality and 10 per parish, and a parish gap needs 20. Explorador's listing collection started on 18 June 2026, so for INE's window ending June 2026 the asking side comes from the listings seen in that window's last weeks. English version at /en/mercado/precos-transacionados.
- [Blog](https://explorador.pt/pt/blog): Articles on the Portuguese property market, zoning, and investment.
- [In the press and on social media](https://explorador.pt/pt/media): Why explorador makes its videos about overpriced homes (its only marketing channel), the TV, radio and press outlets that have covered it with links to the articles, and its TikTok and Instagram videos. English version at /en/media.

## AI assistants and MCP

Explorador's remote Model Context Protocol (MCP) server lets signed-in accounts discover properties and manage their own saved searches. Connect with OAuth or an account API key.

- [MCP endpoint](https://api.explorador.pt/mcp): Connect using Streamable HTTP. Use OAuth sign-in and consent in a compatible client, or an account API key in the `Authorization: Bearer` header. Never put credentials in URLs or chat messages.
- [Connected apps and API keys](https://explorador.pt/pt/profile/agents): Sign in to manage connections, keys and usage. Also available at /en/profile/agents.
- [OAuth resource metadata](https://api.explorador.pt/.well-known/oauth-protected-resource/mcp): Authentication discovery for compatible clients when the beta endpoint is enabled.

Discover the available tools and their current input schemas through MCP `tools/list`. Start with `find_location` to resolve a place, then pass its returned region to `market_stats` or `search_properties`. Use `list_saved_searches` to read the signed-in account's saved criteria and zones, with `limit` and `offset` for pagination. Use property IDs and public links returned by the tools for `get_property` and `similar_properties`.

Anonymous access is limited to location, market, valuation and zoning information. Property listings always require authentication. Authenticated users, including free accounts, can search the processed catalogue through MCP, subject to scopes and plan quotas. No tool returns seller or agency names, phone numbers or email addresses. Where Explorador does not arrange visits, follow the original listing link returned for the signed-in buyer to contact the advertiser on the portal.

Assistants can find locations, search properties, read property details, find similar homes, read their own saved searches, evaluate a listing URL and consult market or zoning information. With explicit `searches:write` permission, `save_search`, `update_search` and `archive_search` create, edit and reversibly pause the account's saved searches. Confirm criteria and the target search with the user before writing. Default access is `property:read`, and existing connections need new consent to write. Daily write limits are 10 on Free, 50 on Radar and 200 on Investidor. Visits, proposals, event subscriptions and webhooks remain unavailable through MCP. Continue on the Explorador website for those account actions. The website's anonymous listing catalogue remains unavailable.

## Guides (Portuguese)

- [How to consult a PDM online](https://explorador.pt/pt/blog/como-consultar-pdm-online-geoportal-snit): The three official routes (municipal geoportal, the DGT's SNIT viewer, the PCGT), the three plan documents (regulamento, planta de ordenamento, planta de condicionantes) and how to read a zone.
- [Urban vs rustic land](https://explorador.pt/pt/blog/solo-urbano-vs-solo-rustico-o-que-pode-construir): The two land classes under Lei 31/2014 and the RJIGT, the end of developable land, the exceptions for building on rustic land, reclassification and the 2024/2025 housing reclassification regime (DL 117/2024, Lei 53-A/2025).
- [RAN, REN and Natura 2000](https://explorador.pt/pt/blog/ran-ren-natura-2000-condicionantes-terreno): What each constraint regime protects, forbids and allows, how to check a plot against them and how opinions and exclusions work.
- [What a plot allows under the PDM](https://explorador.pt/pt/blog/pdm-o-que-pode-construir-terreno): A six-step method to read a PDM for a specific plot, building indices and the prior information request.
- [IMT 2026 simulator and tables](https://explorador.pt/pt/blog/imt-portugal-2026-tabelas-escaloes): Property transfer tax calculator plus the 2026 brackets for primary and secondary homes, stamp duty and the IMT Jovem exemption.

## English

- [Home (EN)](https://explorador.pt/en): English version of the product overview.
- [PDM (EN)](https://explorador.pt/en/pdm): Zoning plans and build opportunities, in English.

## Legal

- [Privacy Policy](https://explorador.pt/pt/privacy)
- [Terms of Use](https://explorador.pt/pt/terms)