Buying Property in Portugal as a Foreigner — Your Complete 2026 Guide

What changed in October 2023

Under Law 56/2023 ("Mais Habitação"), the Portuguese government removed real estate purchases and capital transfers from the list of investments eligible for the Golden Visa (officially the ARI — Residence Permit for Investment Activity). This was a deliberate policy decision aimed at reducing the impact of foreign investment on local housing prices, not a sign that the programme is ending.

What still qualifies for the Golden Visa in 2026

• Qualifying investment funds: minimum €500,000 into a non-real-estate collective investment vehicle registered with the CMVM, with at least 60% invested in Portuguese companies
• Job creation: creating a minimum of 10 full-time jobs in Portugal
• Scientific research: minimum €500,000 contribution to research activities at eligible Portuguese institutions
• Cultural heritage donation: from €250,000, supporting artistic production or heritage preservation
• Business capitalisation: minimum €500,000 to form or expand a Portuguese company with job creation

Is the programme still worth pursuing?

For investors seeking EU residency rights, Schengen mobility, and a long-term path toward Portuguese citizenship, the Golden Visa remains active and continues to receive thousands of applications a year. However, the path to citizenship was extended under the 2026 Nationality Law reform — most applicants now wait 10 years (7 years for EU/CPLP nationals), up from the previous 5-year benchmark some investors expected.

Any individual or company, from any country, can purchase residential or commercial property in Porto and across Portugal. The process is identical to that of a Portuguese national, with two additional administrative steps for non-residents: obtaining a Portuguese tax number (NIF) and, in most cases, appointing a fiscal representative.

You do not need to be a resident of Portugal, hold a visa, or have any prior connection to the country to buy property here. Ownership itself does not grant residency or any visa status — the two are entirely separate matters.

What is a NIF?

The NIF (Número de Identificação Fiscal) is Portugal's tax identification number. It is required before signing any property-related contract, opening a Portuguese bank account, or paying any tax in Portugal.

How to obtain a NIF as a non-resident

• In person at a Finanças (tax) office in Portugal, with a valid passport
• Through a Portuguese consulate in your country of residence
• Remotely, via a lawyer or authorised representative acting on your behalf with a power of attorney

Fiscal representative

Non-EU/EEA/Swiss residents are legally required to appoint a fiscal representative based in Portugal — an individual or company that receives official correspondence from the Tax Authority (AT) on your behalf and ensures your filings remain compliant. EU/EEA/Swiss residents are exempt from this requirement, although many still choose to appoint one for convenience.

Double Taxation Treaties

Portugal has Double Taxation Agreements with more than 70 countries, including the United States, the United Kingdom, and every EU member state. These treaties generally allow you to offset Portuguese tax paid against tax owed in your home country, avoiding being taxed twice on the same income — though the exact mechanism depends on your country's specific treaty and domestic rules.

An important exception for EU/EEA residents

Following a 2021 European Court of Justice ruling, EU/EEA tax residents selling Portuguese property may opt to be taxed under the resident regime (which includes the 50% exclusion) if it results in a lower overall tax burden than the standard 28% non-resident rate.

The classic NHR regime has closed

The original Non-Habitual Resident (NHR) regime, which for over a decade offered new tax residents reduced rates and broad exemptions on foreign-source income for 10 years, closed to new applicants on 31 March 2025. Anyone who secured NHR status before that cutoff keeps their benefits for the original 10-year period, typically running until 2033 or 2034 for the last cohort.

IFICI — the regime that replaced it

Since 2024, Portugal offers IFICI (Incentivo Fiscal à Investigação Científica e Inovação), informally known as "NHR 2.0". It offers a 20% flat tax rate on qualifying Portuguese income for up to 10 years — but it is far more restrictive than the original NHR:

• Limited to highly qualified professionals in fields such as scientific research, technology, engineering, and innovation-driven industries
• No longer covers retirees, general investors, or most remote workers and digital nomads, unless their profession qualifies
• No longer offers the 10% flat rate on foreign pensions that made the original NHR popular with retirees

What this means for property investors

If your primary interest in Portugal is property investment rather than relocating as a qualifying professional, you should plan around standard Portuguese tax rates (or the non-resident rates above, if you remain tax resident elsewhere) rather than assuming access to a special regime. Owning Portuguese property does not, by itself, grant any tax status.

1. Search & budget: define your total budget (purchase price plus 6–10% in taxes and fees), area, and criteria.
2. Obtain your NIF before making any formal offer — most agencies and notaries will require it early.
3. Due diligence: we verify the Certidão Permanente (land registry), Caderneta Predial (tax record), usage licence, and condominium status before any commitment.
4. CPCV (promissory contract): signed with a deposit of 10–20% of the price, locking in the purchase price and completion date.
5. Mortgage approval (if applicable): non-residents can secure Portuguese mortgages, typically at lower loan-to-value ratios (60–70%) than residents.
6. Pay IMT and Stamp Duty before completion, at a Finanças office or online.
7. Escritura (deed): signed before a notary or at a Casa Pronta desk. Final payment and transfer of ownership take place here.
8. Land registry update: the property is registered in your name at the Conservatória do Registo Predial.