Navigating inheritance procedures in a foreign country can feel overwhelming, especially when real estate is involved. In this episode, we unpack the very first step families must take when someone passes away owning property in Portugal.

The Portuguese succession process has specific legal requirements, and understanding them early can prevent delays, disputes, and costly mistakes.

🔎 In This Episode, You’ll Learn:

The process begins with requesting the will certificate from the IRN (Instituto dos Registos e do Notariado).

This crucial document confirms:

• Whether a Portuguese will exists

• Whether there are any testamentary dispositions affecting the estate

• Which succession rules must apply

If a will exists—or if one does not—the certificate helps determine whether the heirs must initiate the habilitação de herdeiros procedure, the formal process of identifying and recognizing the legal heirs.

Obtaining the will certificate sets the legal foundation for:

• Confirming heirs

• Completing inheritance tax obligations

• Proceeding with property registration

• Ensuring the estate transfer complies with Portuguese law

This episode provides a simple, practical explanation of the first step families and advisors must take when dealing with Portuguese estate matters—especially for foreigners or those with cross-border assets.

As global transparency frameworks expand to include real estate, many high-net-worth families and advisors are reassessing how property ownership structures intersect with international reporting obligations. In this episode, we explore how common legal structures—such as SPVs, holding companies, and trusts—affect visibility under emerging information-exchange systems like the IPI MCAA.

We focus on the principles, not loopholes: understanding what is reportable, how ownership layers are treated, and why relying on non-participating jurisdictions raises significant regulatory, ethical, and reputational considerations.

🔎 What You’ll Learn in This Episode:

We examine the use of:

• Special Purpose Vehicles (SPVs)

• Custodial institutions

• Holding companies

• Trusts and Persons of Significant Control (PSC)

and how each layer affects what tax authorities may receive under expanding exchange-of-information standards.

Even when property is owned indirectly (e.g., through a UK limited company or other entity), beneficial ownership reporting requirements continue to tighten, especially in jurisdictions aligned with global transparency initiatives.

Some jurisdictions opt out of frameworks like the IPI MCAA. While this may reduce automatic reporting obligations, we explore:

• The legal limitations of relying on non-participating jurisdictions

• The growing scrutiny on center-of-life and substance tests

• The risks of banking, compliance, and cross-border tax disputes

• Why “privacy” is increasingly difficult to guarantee

Listeners will gain insight into:

• Why legitimate structuring must withstand regulatory review

• How global tax authorities assess ownership intent and economic substance

• The importance of compliance, documentation, and transparent governance

Property ownership structures should be designed not to avoid reporting, but to ensure clarity, legal robustness, and long-term sustainability in a world where transparency is rapidly becoming the norm.

This episode gives advisors, investors, and globally mobile families a grounded understanding of how property-holding structures operate under modern tax transparency frameworks—without promoting avoidance strategies that could lead to regulatory exposure.

As countries adopt the IPI MCAA framework, one of the most important questions is: What exactly will be shared?

In this episode, we break down the full scope of information exchanged between tax authorities regarding immovable property—covering the asset itself, its transactions, its owners, and any related income.

This is the most detailed international real estate reporting standard ever proposed, and understanding its components is essential for advisors, compliance teams, and internationally mobile individuals.

🔎 What You’ll Learn in This Episode:

Jurisdictions will exchange key details that identify and describe the asset, including:

• Property address

• Unique reference number

• Type of immovable property

• Property value and date of last valuation

• Type of ownership or rights held

• Fraction or share of ownership

When properties change hands, tax authorities will receive data on:

• Purchase or sale price

• Dates of acquisition or disposal

• Mode of transfer (sale, gift, inheritance, etc.)

• Financing details

• Capital gains and the relevant tax year

• Taxes paid on the transaction

For individuals:

• Full name

• Tax residence jurisdiction

• Local address

• Tax Identification Number (TIN)

• Date of birth

For entities:

• Entity name and type

• Jurisdiction of tax residence

• Local address

• Entity TIN

• Business identification number

Whenever available, jurisdictions will exchange:

• Name of the beneficial owner

• Type of beneficial owner

• Tax residence jurisdiction

• Local address

• TIN

• Date of birth

This adds transparency in cases where property is held through companies, trusts, or other structures.

Annual income linked to the property will also be reported, including:

• Amount and type of income (e.g., rental)

• Taxes paid

• Tax year to which the income relates

For individuals receiving income:

• Name

• Tax residence

• Local address

• TIN

• Date of birth

For entities receiving income:

• Name and entity type

• Tax residence

• Local address

• TIN

• Business identification number

This episode offers a clear, structured breakdown of what international tax authorities will soon be able to see—and why this level of real estate transparency represents a major evolution in global tax cooperation.

How often will countries exchange real estate information under the new transparency framework? In this episode, we break down the reporting timelines built into the IPI MCAA (Immovable Property Information Multilateral Competent Authority Agreement)—and what they mean for tax authorities, advisors, and internationally mobile property owners.

The agreement sets out two types of exchanges: a one-off exchange of historical property holdings and annual exchanges covering new acquisitions, disposals, and recurrent income. Understanding the timing requirements is crucial for compliance and system readiness.

🔎 What You’ll Learn in This Episode:

• The one-off exchange deadline

When two jurisdictions activate the IPI MCAA, they must exchange information on pre-existing property holdings by 31 January of the following year.

This buffer period gives tax administrations enough time to collect, verify, and prepare data before sharing it.

• Annual exchange timelines

Every year, participating Competent Authorities are expected to automatically exchange information on:

– New property acquisitions

– Property disposals

– Rental or other recurring income from immovable property

They should aim to complete these exchanges by 31 January, but must do so no later than 30 June.

• What “preceding year” means for reporting

The annual exchanges must include all real estate information that became readily available to the tax administration during the previous calendar year.

• Why timing matters

Clear deadlines help ensure:

– Predictable reporting cycles

– Consistent international cooperation

– More effective use of the exchanged data for tax compliance and enforcement

These timelines also give jurisdictions a workable structure for implementing the IPI MCAA without overwhelming their administrative systems.

Reciprocity sits at the heart of global tax transparency. Without it, information exchange systems would be unbalanced, inconsistent, and difficult to implement. In this episode, we unpack how reciprocity works specifically within the IPI MCAA (Immovable Property Information Multilateral Competent Authority Agreement) and what makes this framework unique.

Unlike other exchange-of-information agreements, the IPI MCAA allows jurisdictions to provide Readily Available Information on an “as is” basis while letting receiving jurisdictions decide whether they want to participate in one or both of the reporting modules. This flexibility makes the system more inclusive—while still preserving the essential principle of reciprocity.

🔎 What You’ll Learn in This Episode:

• Why reciprocity matters in international tax cooperation

It ensures fairness: if a country expects to receive information, it must also be prepared to provide information under the same framework.

• How reciprocity functions in the IPI MCAA

Participating jurisdictions send whatever relevant property information they already have, while receiving jurisdictions can choose the scope of data they want—Module 1 (holdings & acquisitions), Module 2 (income & disposals), or both.

• Why bilateral exchanges may differ

Because jurisdictions vary in how much information they hold and which modules they opt into, the flow of real estate data can differ from one bilateral relationship to another. This flexibility reflects the practical realities of differing administrative capacities.

• Avoiding fragmentation: a simplified approach

To prevent complexity and inconsistencies across dozens of exchange relationships, a jurisdiction can join the IPI MCAA as long as it is willing to send all information items in the Annex that it has readily available.

This ensures:

– Maximum transparency

– A coherent system design

– Predictability for receiving jurisdictions

– Reduced administrative burden

The result is a streamlined, effective global framework that balances fairness, practicality, and the growing need for cross-border visibility into property ownership.

As governments work to strengthen global tax transparency, the exchange of real estate information has become a new priority. But instead of creating complex new reporting systems, the IPI MCAA (Immovable Property Information Multilateral Competent Authority Agreement) takes a more practical approach: it focuses on Readily Available Information—data that tax authorities already possess and can share quickly.

In this episode, we break down why this approach was chosen, what counts as “readily available,” and how the framework works in practice.

🔎 In This Episode, You’ll Learn:

• Why the IPI MCAA prioritizes existing data

While full due diligence rules could improve consistency, they would require major legislative and operational changes. By relying on information jurisdictions already store—property registers, tax databases, and beneficial ownership systems—the pathway to greater transparency becomes much faster and more achievable.

• What qualifies as “Readily Available Information”

This includes electronically captured, searchable, and sortable data such as:

– Property holdings

– Acquisitions and disposals

– Recurring income from real estate

– Beneficial ownership records (where accessible)

Non-electronic files are typically excluded—but jurisdictions may include them if they consider them truly “readily available.”

• Why visibility over foreign real estate matters

Countries tax immovable property differently—some tax capital gains and rental income heavily, others exempt them entirely, and many do not impose wealth or inheritance taxes. Access to foreign property data helps tax authorities verify whether offshore income or wealth is correctly reported or taxed.

In some cases, the information may also support cross-border tax collection.

• How the IPI MCAA is structured: the two-module system

The agreement allows jurisdictions to choose what type of information they want to receive:

1️⃣ Module 1: Holdings & Acquisitions

• One-off exchange of historical acquisitions when a bilateral relationship begins

• Annual exchanges for new acquisitions going forward

2️⃣ Module 2: Income & Disposals

• Annual exchanges covering rental income and property disposals

Each module includes identifying details for legal owners, and—where available—beneficial owners.

Information on legal owners is sent to the jurisdiction where they reside; beneficial owner data goes to the jurisdiction of the beneficial owner.

Before receiving the data, each jurisdiction must also confirm the information is foreseeably relevant for administering its covered taxes.

This episode is essential listening for tax professionals, advisors, and globally mobile individuals seeking to understand how real estate transparency is evolving—and how it will shape cross-border compliance going forward.

As global tax authorities continue to strengthen transparency frameworks, real estate has emerged as a critical area in need of more consistent reporting. Many jurisdictions already hold valuable property data—transactions, ownership records, and recurring income—but these details are often siloed, inaccessible, or exchanged inconsistently across borders.

In this episode, we explore how developing a common legal and operational approach can dramatically improve short-term tax transparency by enabling governments to share Readily Available Information on immovable property more efficiently.

At the heart of this effort is the Immovable Property Information Multilateral Competent Authority Agreement (IPI MCAA)—a voluntary framework designed to standardize how real estate information is exchanged internationally.

🔎 What You’ll Learn in This Episode:

• What “Readily Available Information” means in the context of property ownership

• Why jurisdictions are seeking a unified system for sharing real estate transaction and income data

• How the IPI MCAA works and why it’s a milestone for global transparency

• The role of the new XML schema and user guide in ensuring consistent, secure, and automated information transmission

• What this shift means for tax authorities, advisors, and anyone holding property across borders

This episode breaks down a highly technical topic into clear, practical insights—helping listeners understand why real estate reporting is becoming central to global tax compliance.

Over the past decade, global tax transparency has undergone a major transformation. Since 2010, new international standards and agreements have dramatically lowered the barriers to sharing tax information across borders. Now, with real estate increasingly recognized as a vehicle for hiding undeclared wealth, governments are moving to strengthen reporting frameworks even further.

In this episode, we unpack the legal foundation behind the exchange of real estate information—focusing on the emerging Immovable Property Information (IPI) MCAA, a multilateral agreement designed to enhance collaboration among jurisdictions that choose to participate.

🔎 In This Episode, You’ll Learn:

• How post-2010 reforms paved the way for broader information exchange

• What the IPI MCAA is and why jurisdictions are adopting it

• The types of real estate data tax authorities will exchange, including:

(i) Property holdings

(ii) Acquisitions of immovable property

(iii) Disposals or transfers of ownership

(iv) Recurring income derived from real estate

• Why this agreement represents the next major step in closing transparency gaps left by financial-asset-focused frameworks like CRS

• What this shift means for international property owners, advisors, and globally mobile individuals

This episode provides a clear, accessible breakdown of a complex but important development reshaping global tax compliance—and the responsibilities of those holding real estate across borders.