Licensed · AMI 27242 · BoP 0008706 Lisbon office · Linda-a-Velha, Oeiras Independent · Portuguese capital, decisions in Lisbon
Sandro Sousa Entrepreneur Investor Founder of Terrae

Some decisions change a house. Others change generations.

For more than two decades I have made decisions as an entrepreneur, as an investor, and as the head of a family. Terrae was built to bring those three lenses into one signature — so that every real estate decision is treated with the weight it deserves.

Sandro Sousa, founder of Terrae
Sandro Sousa · Linda-a-Velha
The story

I built in Angola to understand what I want to build in Portugal.

Chapter 01 · Lisbon, the starting point

I founded Quente & Bom. I started with one store and opened six.

Bakeries. It was the first business I built from scratch, in Lisbon — and where I learned the things I still apply every day: that serving well is measured in the till, not in the speech; that no one respects a business its owner does not respect; that reputation takes decades to build and one bad decision to lose.

In 2011 I closed the Portuguese operation and went to Angola to open Quente & Bom Angola. I left to build in a harder market. Years later, I came back to understand that what I had learned here had no equivalent anywhere else.

Sandro Sousa in Lisbon
Chapter 02 · Angola, since 2011

Leading when the macro environment doesn't help.

In Angola, since 2011, I have run and grown companies in difficult conditions. I have led teams across management, commercial, logistics, production, finance and quality. I have negotiated with banks, suppliers, and government institutions. I have lived through every cycle — expansion, recession, euphoria and currency crisis.

What that experience left me was the ability to separate volatility from error. To understand that operational discipline is the one asset that doesn't depreciate. And that people, when well led, do the best work they can with the resources they have.

Sandro Sousa, years in Angola
Chapter 03 · The return and Terrae

The evening at home when three assets aligned.

The decision to build Terrae was not made in a boardroom. It was made at home, in a family council — myself, Ana Lobo de Sousa (my wife), Maria Goreti (my mother) and Bruna Sousa (my sister) — when three things converged in the same conversation. The Jardins do Anjo development was already lined up, with own capital committed in the SPV. The architecture of an integrated brand fit on a single sheet of paper. And it was Ana Lobo de Sousa who told me that the name that resonated most with our family story was Terrae.

From Lisbon to Luanda happened in 2011. The Angolan operation continues. In Lisbon, the three women who sat around the table to decide to build Terrae are the same women who, under this brand, today welcome the client, walk the construction sites and negotiate the mortgage. I am an investor, a property developer and the founder. But Terrae is, first and foremost, a family business.

Sandro Sousa, founding Terrae
What I learned

Five lessons that are not in any book.

Experience only matters when it becomes method. The five lessons below are the ones I apply most today, in the daily work at Terrae and in the way I advise clients and investors.

01

Wealth is compounded time.

Nothing worth doing in real estate gets done in three months. Whoever enters in a hurry, or exits in a hurry, always pays the same bill. Our job is to protect the client from the client's own urgency.

02

Leadership is giving context, not giving orders.

In difficult markets I learnt that no one executes well what they do not understand. That is why at Terrae every internal decision is written down, with the reason behind it. It looks slow at the front. It is much faster behind.

03

Do not recommend what I would not buy.

A simple, demanding rule. It means we often turn deals down. But it sustains the only thing that matters in real estate: that the client comes back in ten years to work with the same brand.

04

Capital teaches, but time decides.

Investing is the fastest way to learn to respect someone else's capital. I commit own capital to every Terrae SPV. Not as a gesture. As a principle. It is the only way an investor knows I am aligned, on the upside and on the downside.

05

Family is the most honest metric.

More important than any financial indicator is the question asked around the dinner table: what you did today — would you want your child to tell their friends about it tomorrow? If the answer is no, you don't do it. I apply this metric to Terrae every day. It is the hardest filter I know, and the most useful one.

What I am building

Terrae is not a real estate agency. It is a patrimonial decision platform.

Under one signature, Terrae integrates the four fronts where clients usually lose time, money and clarity by talking to four different companies.

01 · Advisory

Buyer representation

Private briefings for families, expatriates and investors. We map the objective, the criteria and the patrimonial framework before entering the market — not after.

02 · Brokerage

Property sales with method

Transparent fee schedule, exclusivity that is earned, professional photography and copy by default.

03 · Credit

Financial Services

Home and corporate credit intermediation. BdP 0008706, tied to non-exclusive regime. Led by Ana Lobo de Sousa.

04 · Development

Own development (SPV)

SPV-based development with co-investment from close relationships. First project: Jardins do Anjo, Palmela — 18 T2 and T3 apartments.

The numbers

What is on the record, under the company name Os Caetanos, Lda.

I am not invited to speak because of a TV career. I am, or I am not, because of the records that remain. These are the ones registered under the company and the brand:

15

years between Lisbon and Luanda

In Angola since 2011. The Angolan operation continues. Terrae was born from the return, not from the escape.

AMI 27242

Real estate brokerage

Authorisation granted by IMPIC. Verifiable on the public register.

BdP 0008706

Credit intermediation

Operated by ALS Finance, tied to non-exclusive regime. Led by Ana Lobo de Sousa.

INPI 766259

Registered brand · Class 36

Terrae is a registered brand owned by Os Caetanos, Lda. for real estate and financial services.

18

apartments under construction

Jardins do Anjo, in Palmela. First own-development project, with co-investment from close relationships.

8

people in the project

Four are family. The other four chose to be part of the founding. None of the choices were made by CV alone.

The principles

The rules I apply to every decision. Without exception.

Five. Any more, and they become wishes. Any fewer, and it becomes improvisation.

01

Loyalty to one side of the table.

Every negotiation has two opposed interests. We decide, with clarity, which one is ours. For the person who hires us, this means one simple thing: they will not discover, midway through the process, that we were defending someone else.

02

The result is what lands in the account.

Not the headline percentage. Not the listing price. It is what is left after taxes, costs and time. If a client leaves here without that number written next to the signature, they leave underinformed.

03

Family is the most honest metric.

The question before every decision: what you did today — would you want your child to tell their friends about it tomorrow? If the answer is no, you don't do it. This is the hardest filter I know.

04

National capital. Decisions in Lisbon.

Terrae is Portuguese. Corporate structure, capital and strategic decisions — all here. In a market where many brands sell Portuguese property but report abroad, it is worth saying out loud.

05

Whatever is regulated, we disclose.

AMI licence in the footer. BdP registration in the footer. Conflicts of interest disclosed upfront. Regulatory transparency is not cosmetic — it is the first form of respect we owe whoever trusts us.

The vision

In ten years, the name Terrae is enough.

I cannot promise scale. I can promise reputation. And reputation has a very specific way of being measured: the name alone opens a door.

I want someone receiving an email signed Terrae to reply the same day. I want a bank receiving a Terrae client to know the file is in order. I want a family selling what their grandmother left them to ask for our help, because they heard of someone Terrae took care of well.

It is slow. It is hard. It is built one by one. It is the only honest way I know to found a brand.

A brand's name is the sum of every decision no one saw.

Sandro Sousa · Founder
Public commitments

Six promises, on the record. Held to account by whoever reads this page.

There is no fiscal board approving this. My name is on it. These are the six commitments I make publicly — and that you can hold me to tomorrow.

01 · Reply

Same business day.

Whoever writes to us on WhatsApp or by email gets a reply that same day. No chatbot, no queue. If we do not, write to me directly: sandro.sousa@terrae.pt.

02 · Fees

No hidden costs.

Everything you pay Terrae is written down before you sign. If a charge appears that was not disclosed beforehand, you are not required to pay it.

03 · Representation

Never blind, never dual.

If Terrae represents the seller, the buyer is informed in writing. If the buyer wants representation, they get a different consultant — or we point them to one.

04 · Valuation

Standards, not sales.

Valuations Terrae produces follow EVS/IVS/RICS. We do not inflate to win the listing. We do not deflate to rush the sale.

05 · SPVs

Informed co-investors.

In each SPV, co-investors receive a quarterly report covering construction, costs, sales and timelines. No makeup.

06 · Conflicts

Disclosed upfront.

If there is any interest of mine, of my family or of the company, it is disclosed before any advice is given. Trust is the only raw material of this company.

Sandro Sousa, founder of Terrae
Talk to me

If your story has anything to do with mine, write.

I reply personally when the conversation is serious. WhatsApp or email.