Portugal buying guidePortugal remains open to foreign buyers, with no ownership limits, but the benefits that made it famous have thinned out. Real estate no longer qualifies for the golden visa, citizenship now takes longer, and reports describe a flat 7.5 percent transfer tax for non-residents since May 2026. If you are still keen, and many are, here is how to buy carefully.
Anyone can buy, but the incentives have shifted
There is no nationality test or residence requirement for buying a home or land in Portugal. What changed lately is the policy around it:
- Golden visa: since October 2023, buying residential or commercial property no longer counts as a qualifying investment. The scheme survives for other routes, such as qualifying funds, job creation and cultural or research donations.
- Nationality: an amended law in force from May 2026 lengthened the residence period for naturalisation to seven years for EU and Portuguese-speaking nationals and ten years for most others, and counts time from the date a permit is issued.
- Transfer tax: coverage describes a decree creating a flat 7.5 percent municipal transfer tax (IMT) for non-residents buying urban residential property, without the progressive brackets that residents enjoy. Dates differ between sources, so ask your lawyer for the rate that applies on your signing date.
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A Portuguese purchase in sequence
- Get a tax number (NIF). Required for any purchase; non-EU residents also need a fiscal representative.
- Open a bank account. Useful for paying taxes and utilities.
- Hire an independent lawyer. Searches include the property registry (certidão permanente) and the tax record (caderneta predial).
- Sign the promissory contract (CPCV). Usually a 10 to 30 percent deposit; if the buyer pulls out the deposit is lost, and if the seller does, the seller typically returns double.
- Pay IMT and stamp duty. Both are due before the deed.
- Execute the deed (escritura). Signed before a notary, or through the faster Casa Pronta service.
- Register. The deed goes to the property registry, and you update the tax record.
What the costs look like
The table sets out the main ones. Always confirm the current IMT regime with your lawyer.
| Cost | Approx. level | Note |
|---|---|---|
| IMT transfer tax | 7.5% flat for non-residents (as reported); lower progressive scale for residents | Check the date it started |
| Stamp duty | 0.8% of price | Buyer |
| Notary and registry | about €700-1,500 | Casa Pronta fixed fee option |
| Lawyer | 1-1.5% plus VAT | Independent counsel |
| Agent | 5% plus VAT, usually seller | Standard |
| IMI annual property tax | about 0.3-0.45% of tax value on urban property | Municipal |
| AIMI additional tax | on high-value holdings above a threshold | Applies to larger portfolios |
If the 7.5% flat rate applies to you, a resident's mortgage-and-fiscal planning can save a lot of money, so ask what counts as residence.
Relief for buyers who become residents
Reports mention relief for buyers who become Portuguese tax residents within a short period, for qualifying long-term rentals, and some other groups. The detail is technical and has been revised, so ask the lawyer to model the options before the CPCV, not after.
Living there: visas and tax
Non-EU citizens commonly use the D7 passive income visa or the D8 digital-nomad visa, and neither requires a home purchase. Tax residence follows if you spend more than 183 days or keep a habitual home. A new regime for incoming residents, the IFICI scheme, replaced the former NHR. It is narrower, aimed at certain professions, so do not assume that older NHR benefits remain. Portugal's treaty network matters for pensions and rental income, so speak to a cross-border tax adviser.
Money matters
Portuguese banks lend to non-residents up to around 65 to 70 percent of valuation, with variable rates often indexed to Euribor. Expect the bank to require a valuation, proof of income and a local account. Our Portugal financing page outlines the file, and the mortgage calculator will estimate payments.
Checks before the deed
- Registry extract showing owner and any mortgage
- Habitation licence (licença de utilização) for the intended use, especially for older houses
- Land classification: rustic land cannot be built on, whatever a seller says
- Energy certificate
- Condominium accounts and the planned works
- Local accommodation licence if you want holiday lets, as many municipalities restrict new ones
- Boundaries and any right-of-way on a villa or country house
Where buyers err
- Confusing rustic land with building plots
- Believing a property purchase will lead to residency
- Not using a fiscal representative
- Forgetting stamp duty on top of IMT
- Skipping a structural survey on a restored ruin
If your budget is modest, check low-priced homes and the under €100,000 page with a surveyor.
Last updated 8 October 2026
Frequently asked questions
Can I get a golden visa by buying property in Portugal?
No. Since October 2023 real estate has not qualified for new golden visa applications, although other investment routes remain.
What transfer tax do non-residents pay?
Reports describe a flat 7.5 percent IMT for non-residents buying urban residential property from mid-2026. The exact start date varies between sources, so confirm it with your lawyer.
How long before I can apply for Portuguese citizenship?
Under the 2026 amendments, around ten years of legal residence for most non-EU nationals, and seven for EU and Portuguese-speaking nationals. Time counts from the permit date.
Do I need a Portuguese tax number?
Yes. A NIF is required for property purchase, and non-EU buyers need a fiscal representative who receives tax correspondence.
What is the CPCV?
The promissory contract that binds both sides before the deed. It usually involves a deposit of 10 to 30 percent and sets penalty rules.
Can I use the property for holiday lets?
Only if the unit and the area permit local accommodation. Many municipalities have limited new licences, so verify first.