Process, IMT transfer tax, residence options after the golden-visa change, and Lisbon/Porto rental.
Portugal pairs a high quality of life with a transparent purchase process for foreigners and strong demand in Lisbon and Porto. This guide covers the NIF-to-deed path, the taxes, financing and the residency routes after the golden-visa change.
Market overview and who it suits
Portugal suits long-term living, lifestyle relocation and city rental. Lisbon and Porto anchor international demand; the Algarve and Silver Coast draw lifestyle buyers. It is a mature, foreigner-friendly market with clear procedures.
The buying process, step by step
- Get a tax number (NIF) and open a bank account.
- Sign the promissory contract (CPCV) with a deposit.
- Run independent legal checks on title, licences and debts.
- Complete with the final deed (escritura) and register the transfer.
Documents you will need
- Passport and NIF.
- Proof of funds (AML checks apply).
- CPCV and the notarial deed.
Taxes and costs of buying
- Property transfer tax (IMT), on a sliding scale by price and use.
- Stamp duty and registration.
- Legal fees; budget roughly 7–10% on top of the price overall.
Ongoing costs of ownership
Annual municipal property tax (IMI), condominium fees, utilities and insurance. Add management costs if you let, especially for short-term.
Financing and mortgages
Portuguese banks lend to non-residents, often up to around 60–70% of value, subject to income and valuation. Arrange a decision in principle before signing the CPCV.
Residency
The golden visa no longer accepts residential property (since 2023). For living, the D7 (passive income) and digital-nomad routes are practical, subject to current eligibility. Status is decided by the authorities.
Rental and yield
Lisbon and Porto offer steady city rental. Short-term lets (Alojamento Local) are restricted by licensing in several zones — confirm before counting on holiday income.
Risks and due diligence
- Verify the AL licence for short-term rental and any zone caps.
- Check building condition, debts and the energy certificate.
- Confirm clean title and registration.
FAQ
Can foreigners buy in Portugal? Yes, without restriction. Does buying give residency? Not via the golden visa anymore — use D7 or digital-nomad routes. Can I complete remotely? Yes, by power of attorney.
How we help
We engage Portuguese lawyers, shortlist to your goal and coordinate from CPCV to registration. Informational only — not legal or tax advice; rules change.