Land Readjustment Pitfalls in Portugal and the Role of Equity

Abstract

This paper examines the application of land readjustment mechanisms in Portugal, a tool intended to ensure equitable and efficient urban development but which has faced persistent obstacles. Issues include fragmented property structures, limited landowner engagement, insufficient technical expertise, lack of public funding, lengthy procedures, weak dispute resolution, and unreliable valuation methods. To address these challenges, the authors propose a methodology that combines land value appraisal with property size, using Portugal’s national online property tax calculator as a transparent tool. Applied in the city of Sines, the approach facilitated fair distribution of benefits and charges, improved communication with landowners, and increased transparency in the planning process. The findings suggest that strengthening equity and clarity in land readjustment can enhance cooperation among stakeholders and support more effective urban plan implementation.