Buy Property in Portugal: Algarve, Lisbon, Porto and the Real Costs

Apartments and houses are almost level in our listings. Apartments for sale in Portugal range from city flats in azulejo-fronted buildings to resort condos with shared pools. Houses include townhouses, rural quintas and village homes, while villas cover the larger, often pool-equipped properties on the coast.

Portugal has a lot of rural land, and 3,876 plots appear in our listings. Always check classification: rustic land (solo rústico) and urban land (solo urbano) carry different building rights, and a plot is only buildable if it has a valid planning permission. Browse land and commercial property separately. Budget buyers can start with the cheap property page and the under 100k page.

Foreigners buy on the same terms as Portuguese citizens, with no restrictions.

1. Get a Portuguese tax number (NIF). You need this for any purchase. Non-EU buyers may need a fiscal representative.
2. Open a Portuguese bank account for payments and utilities.
3. Hire a lawyer to run due diligence: land registry (Conservatória), tax record (Caderneta Predial), habitation licence and energy certificate.
4. Sign the promissory contract (CPCV) with a deposit, usually 10% to 30%. If the buyer withdraws, the deposit is lost, and if the seller withdraws, they pay double.
5. Pay the IMT and stamp duty before the deed.
6. Sign the deed (escritura) before a notary or through the Casa Pronta service, and register the property.

See our Portugal consultation guide for more.

Plan for about 7% to 10% in costs on top of the price. All figures are approx. and should be verified locally.

Portuguese banks lend to non-residents, usually up to 60% to 70% of the value, with 20- to 30-year terms. Rates are mostly variable and linked to Euribor. Applicants need a NIF, proof of income, and bank statements, and the bank values the property independently. Use our mortgage calculator to test scenarios, and read the Portugal financing guide.

The real estate route of the golden visa closed to new applicants in October 2023. Investors can still apply via investment funds and other qualifying routes, which require significantly more capital, though the rules change often. Many property buyers now use the D7 passive income visa, the D8 digital nomad visa, or a work or entrepreneur visa instead.

The old Non-Habitual Resident regime ended for new applicants and was replaced in 2024 by a scheme for scientific research and innovation (IFICI). Tax advice before relocation is essential, and our Portugal market analysis gives economic context.

Pros

• Open to all foreign buyers, in the EU and Schengen area.
• Mild climate, good healthcare and strong expat communities.
• Tourism supports rental demand in the Algarve, Lisbon and Porto.
• Competitive prices compared with France or Italy.

Cons

• Property prices have risen sharply in Lisbon and the Algarve.
• Bureaucracy can be slow, particularly for planning permissions.
• Golden visa through property is closed.
• Local licensing rules can restrict short-term lets.