Buying property in Portugal — 2026 prices
- €2,168/m² national median INE transaction median, sales April 2025–March 2026
- Lisbon €6,227/m² asking Chiado, Príncipe Real premium; outer Almada €2,800-€3,500
- Porto €4,324/m² asking Foz + Cedofeita premium; Bonfim and Campanhã €2,500-€3,200
- Algarve €4,202/m² asking Lagos + Albufeira coastal premium; interior €1,800-€2,400
- ~10-12% closing costs (non-resident) IMT flat 7.5% for non-tax-residents since May 2026 (0-7.5% scale once tax-resident) + 0.8% stamp duty + notary + legal
- D7 from €920/mo passive income visa; D8 nomad from €3,680/mo (4x minimum wage)
€2,168
National median/m²
10–12%
Closing costs (non-resident)
0.3–0.45%
Annual property tax
60–75%
Mortgage LTV for foreigners
Portugal is one of the most foreign-buyer-friendly property markets in Europe. There are no restrictions on foreign ownership — US citizens, Brits, Canadians, and non-EU nationals can buy freehold property on exactly the same terms as Portuguese citizens. No residency required. No government approval. No investment minimums for the purchase itself.
What makes Portugal especially attractive is the combination: affordable prices (40–55% below the US), strong quality of life, excellent healthcare, and a legal system that protects foreign property rights. Roughly 15% of all property sales in Portugal go to foreign buyers, and that share is growing. For the full country profile, see our Portugal destination page or compare costs against your home country.
Property Prices by Region (2026)
Quick answer
Portugal’s property market has been rising steadily — national prices grew 17.7% year-over-year through October 2025. The market is forecast to moderate to 2–4% growth in 2026. Here are current prices by region:
| Region | Avg €/m² | Typical 2-Bed Apt | YoY Change | Rental Yield |
|---|---|---|---|---|
| Lisbon (city) | €6,227 | €350K–500K | +4.0% | 3.8–4.7% |
| Lisbon (metro) | €4,457 | €200K–350K | +5.0% | 4.5–5.5% |
| Cascais | €6,055 | €400K–600K | +2.6% | 3.5–4.5% |
| Porto (city) | €4,324 | €250K–380K | +9.4% | 5.0–7.0% |
| Porto (Foz do Douro) | €6,500 | €400K–600K | +5% | 4.0–5.0% |
| Algarve (Lagos) | €4,655 | €220K–350K | +3.8% | 5.0–6.0% |
| Algarve (Golden Triangle) | €4,200+ | €300K–1M+ | +9% | 4.0–5.0% |
| Silver Coast (Peniche) | €2,408 | €150K–220K | +14.5% | 5.0–6.0% |
| Silver Coast (Nazaré) | €3,473 | €180K–260K | +12.1% | 5.5–7.0% |
| Alentejo (region avg) | €2,172 | €70K–150K | +14.0% | 3.0–4.0% |
| Madeira (Funchal) | €4,042 | €230K–350K | +7.0% | 4.5–5.5% |
| Azores (São Miguel) | €2,388 | €130K–200K | +9.3% | 4.0–5.0% |
Best value picks in 2026: The Silver Coast (Peniche, Nazaré, Óbidos) offers prices roughly half the Algarve with a growing surf tourism scene. The Azores (+20% YoY) are Portugal’s fastest-appreciating market but remain the cheapest region at €2,250/m². Interior Alentejo is ideal for budget buyers seeking rural property from €70K. For a breakdown of daily living costs in each region, use our Portugal cost of living guide.
Can a Foreigner Buy Property in Lisbon?
[Data] Lisbon parish, tax, mortgage and letting sources cited in this section · verified
INE's Q1 2026 local housing-price release puts Lisbon municipality's median transaction price at €5,292/m², up 17.8% year over year; the median for the 12 months to March 2026 was €5,082/m², up 15.2%. The ordinary-table IMT calculation uses Autoridade Tributária e Aduaneira's 2026 table: 8% × €350,000 − €12,699.89 = €15,300.11. The non-tax-resident rule is 7.5% of the higher of price and VPT from the first euro, or €26,250 on this price, under Decreto-Lei n.º 97/2026 (published 20 May 2026; in force 25 May 2026).
How Much Does Property Cost in Lisbon by Parish?
Median €/m² · YoY
- Santo António
- Median €/m²: €6,986YoY: +17.3%
- Parque das Nações
- Median €/m²: €6,407YoY: +22.6%
- Avenidas Novas
- Median €/m²: €6,000YoY: +20.9%
- Campo de Ourique
- Median €/m²: €5,979YoY: +11.6%
- Misericórdia
- Median €/m²: €5,913YoY: +10.9%
- Estrela
- Median €/m²: €5,833YoY: +6.4%
- Belém
- Median €/m²: €5,498YoY: +14.1%
- Campolide
- Median €/m²: €5,486YoY: +9.3%
- São Domingos de Benfica
- Median €/m²: €5,182YoY: +19.8%
- Ajuda
- Median €/m²: €5,161YoY: +23.9%
- Alvalade
- Median €/m²: €5,041YoY: +4.4%
- Marvila
- Median €/m²: €5,008YoY: −0.4%
- Santa Maria Maior
- Median €/m²: €5,000YoY: −0.5%
- Areeiro
- Median €/m²: €4,963YoY: +5.8%
- São Vicente
- Median €/m²: €4,954YoY: +7.2%
- Alcântara
- Median €/m²: €4,938YoY: +8.8%
- Arroios
- Median €/m²: €4,776YoY: +14.0%
- Lumiar
- Median €/m²: €4,670YoY: +17.5%
- Benfica
- Median €/m²: €4,631YoY: +15.3%
- Beato
- Median €/m²: €4,600YoY: +9.2%
- Carnide
- Median €/m²: €4,553YoY: +6.0%
- Penha de França
- Median €/m²: €4,465YoY: +19.2%
- Olivais
- Median €/m²: €4,296YoY: +16.1%
- Santa Clara
- Median €/m²: €3,733YoY: +7.4%
[Data] INE source workbook
Asking prices run higher: idealista, August 2026, put Lisbon municipality at €6,227/m².
Where Do Buyers Go Outside the City?
Q1 median €/m² · YoY · 12-month median €/m²
- Cascais
- Q1 median €/m²: €5,000YoY: +11.7%12-month median €/m²: €4,687
- Oeiras
- Q1 median €/m²: €4,511YoY: +13.3%12-month median €/m²: €4,297
- Sintra
- Q1 median €/m²: €3,178YoY: +28.9%12-month median €/m²: €2,908
- Almada
- Q1 median €/m²: €3,418YoY: +16.5%12-month median €/m²: €3,267
- Setúbal
- Q1 median €/m²: €2,809YoY: +29.4%12-month median €/m²: €2,638
[Data] INE source workbook
What Does Buying in Lisbon Cost on Top of the Price?
These ordinary-table calculations use the Autoridade Tributária e Aduaneira's 2026 IMT table; the €375 registration amount is from Casa Pronta, updated 22 October 2025.
Own permanent residence · €350,000
- Transfer tax
- €14,236.65IMT = 8% × €350,000 − €13,763.35 = €14,236.65
- Purchase stamp duty
- €2,800Imposto do Selo = 0.8% × €350,000 = €2,800
- Purchase registration
- €375Casa Pronta purchase registration = €375
- Independent lawyer
- €3,500–
4,375independent lawyer at the page's 1–1.25% = €3,500–4,375. - Cash on top
- €20,911.65–
21,786.65
Secondary residence / rental · €350,000€21,975.11–
- Transfer tax
- €15,300.11IMT = 8% × €350,000 − €12,699.89 = €15,300.11
- Purchase stamp duty
- €2,800Imposto do Selo = €2,800
- Purchase registration
- €375Casa Pronta purchase registration = €375
- Independent lawyer
- €3,500–
4,375independent lawyer = €3,500–4,375. - Cash on top
- €21,975.11–
22,850.11
The Lisbon urban IMI rate for 2025, assessed and paid in 2026, is 0.3% of VPT. Source: Portal das Finanças, updated 25 February 2026.
Buyers aged 35 or under can receive full IMT and purchase-stamp-duty relief on a first own permanent home up to €330,539, subject to the first-home and ownership conditions in the IMT Jovem rules (25 July 2024); a non-tax-resident buyer instead faces the 2026 7.5% rule unless an exception applies.
How Much Can a Non-Resident Borrow for a Lisbon Purchase?
Named-bank published limits run from 70% to 80% LTV for a non-resident second home. Banco BPI publishes up to 70% of valuation, while Novobanco publishes up to 80% of the lower of valuation and deed value; both figures are current on their product pages. The examples below use the ordinary secondary-residence ledger above, so a non-tax-resident buyer should add the difference created by the 7.5% IMT rule unless an exception applies.
Banco BPI · 70%
valuation
€245,000
Novobanco · 80%
lower of price and valuation
€280,000
The terracotta segment is the extra cash the lower base costs you.
| LTV scenario | Loan | Deposit | Cash incl. ordinary-table costs |
|---|---|---|---|
| 70% — Banco BPI ceiling | €245,000 | €105,000 | €126,975.11–127,850.11 |
| 75% — midpoint | €262,500 | €87,500 | €109,475.11–110,350.11 |
| 80% — Novobanco ceiling | €280,000 | €70,000 | €91,975.11–92,850.11 |
Can I Rent Out a Lisbon Apartment to Tourists (Alojamento Local)?
Only after checking Lisbon's containment map for the property's parish and neighbourhood. Under Lisbon's 2025 RMAL amendment, absolute-containment areas (an AL-to-permanent-home ratio of at least 10%) bar new registrations except narrow exceptions; relative-containment areas (5% to below 10%) require exceptional municipal authorisation. In either containment category, a transferred apartment or house registration lapses and the buyer must apply again under the local rules. The national regime restored transferability generally, but permits municipal containment limits. See Diário da República, Aviso n.º 29926-A/2025/2 (5 December 2025) and Decreto-Lei n.º 76/2024 (23 October 2024).
At approval of the RMAL amendment, the official parish-level classification used RNAL data from 1 November 2025 and was published in Aviso n.º 29926-A/2025/2 on 5 December 2025:
- Absolute containment: Santa Maria Maior (69.9%), Misericórdia (43.8%), Santo António (25.1%), São Vicente (16.1%), Arroios (13.5%), and Estrela (10.8%).
- Relative containment: Avenidas Novas (6.6%).
These are approval-date classifications; check Lisbon's current municipal map for the property before relying on them.
How Do You Buy an Apartment in Lisbon as a Foreigner?
Get the NIF, open a Portuguese bank account, agree the CPCV, then complete the escritura before a notary. The usual sequence is NIF → bank account → CPCV with a customary 10–20% sinal (DECO Proteste, undated) → escritura; the page's process table puts a straightforward purchase at 2–4 months. Plan for the Lisbon cash totals above plus the deposit: at the 70–80% published LTV range, the €350,000 example needs €70,000–105,000 deposit plus €21,975.11–22,850.11 in ordinary-table secondary-residence costs, before any non-tax-resident IMT difference. Follow the full buying process for due diligence and deed steps.
Step-by-Step Buying Process
Quick answer
| Step | Action | Timeline | Documents | Common Mistake |
|---|---|---|---|---|
| 1 | Get NIF (tax number) | 1 day – 2 weeks | Passport, proof of address, fiscal representative (non-EU) | Starting too late — get NIF before property hunting |
| 2 | Open Portuguese bank account | 1–2 weeks | NIF, passport, proof of income, proof of address | Not all banks accept non-residents remotely. Try Millennium BCP or ActivoBank |
| 3 | Find property + hire lawyer | 1–8 weeks | — | Using the seller's lawyer. Always hire your own independent lawyer |
| 4 | Make offer + sign CPCV | 1–2 weeks | CPCV contract, 10–20% deposit (banker's draft) | Not having an independent lawyer explain the contract consequences before signing |
| 5 | Due diligence | 2–4 weeks | Caderneta predial, certidão permanente, energy certificate, building license | Skipping the energy certificate check. Required for sale and affects rental licensing |
| 6 | Arrange mortgage (if needed) | 4–8 weeks | Income proof, bank statements (6–12 months), property valuation | Not getting pre-approval before making an offer. Reduces negotiating power |
| 7 | Sign deed (escritura) + pay | 1 day | Passport, NIF, IMT payment receipt, IS payment receipt, CPCV | Not confirming IMT/IS paid before the notary appointment — deed cannot proceed without proof |
| 8 | Register property | 1–2 weeks | Signed escritura | Delaying registration. Property is only legally yours once registered at the conservatória |
Total timeline: Typically 2–4 months from first property viewing to receiving the keys. Can be faster (4–6 weeks) for cash purchases without mortgage, or longer (3–6 months) if mortgage approval is slow.
Documents Checklist
- Valid passport (notarized copy for some steps)
- NIF (tax identification number)
- Proof of address in home country (utility bill, bank statement)
- Proof of income (tax returns, payslips — 2+ years for mortgage)
- Bank statements (6–12 months for mortgage)
- Fiscal representative appointment (non-EU buyers)
- Power of attorney (if buying remotely — must be notarized and apostilled)
Currency Exchange & International Transfers
Most foreign buyers need to transfer large sums in EUR. Your bank’s default exchange rate typically adds 2–4% markup on large transfers — on €300,000, that could be €6,000–12,000 in hidden fees. A low-fee transfer specialist, OFX, or Currencies Direct may reduce fees; compare transfer fees for large amounts. Always lock your rate in advance if possible — a 5% EUR/USD move on a €300K purchase means a $15,000 difference. See our expat banking guide for detailed transfer options.
Exact Closing Costs Breakdown
| Cost Type | Rate | Amount |
|---|---|---|
| IMT (property transfer tax) | 7% × €300,000 − €9,394.50 | €11,605.50 (secondary home) |
| Stamp Duty (IS) | 0.8% | €2,400 |
| Notary + Land Registry | Fixed | €500–1,200 |
| Legal fees | 1–1.25% | €3,000–3,750 |
| NIF fiscal representative | Annual | €80–150/year |
| Total closing costs | 5.86–6.37%; typically 7–12% depending on price and use | €17,585.50–19,105.50 |
IMT Transfer Tax Brackets (2026 Rates, Mainland)
For tax residents IMT is progressive for permanent residences and slightly higher for secondary/investment properties. For non-tax-residents it has been a flat 7.5% since May 2026 (Decreto-Lei 97/2026 — see the note below the table); the scale below is what residents pay and what a non-resident gets refunded down to after becoming resident:
| Own Permanent Residence Bracket | Rate | Parcela a Abater | Secondary / Rental Bracket | Rate | Parcela a Abater |
|---|---|---|---|---|---|
| Up to €106,346 | 0% | — | Up to €106,346 | 1% | — |
| €106,346–€145,470 | 2% | €2,126.92 | €106,346–€145,470 | 2% | €1,063.46 |
| €145,470–€198,347 | 5% | €6,491.02 | €145,470–€198,347 | 5% | €5,427.56 |
| €198,347–€330,539 | 7% | €10,457.96 | €198,347–€330,539 | 7% | €9,394.50 |
| €330,539–€660,982 | 8% | €13,763.35 | €330,539–€633,931 | 8% | €12,699.89 |
| €660,982–€1,150,853 | 6% flat | — | €633,931–€1,150,853 | 6% flat | — |
| Above €1,150,853 | 7.5% flat | — | Above €1,150,853 | 7.5% flat | — |
Non-resident IMT rule: A flat 7.5% IMT on the higher of price and VPT for residential purchases by non-tax-residents was enacted by Decreto-Lei n.º 97/2026 (Diário da República, 20 May 2026) and has applied since 25 May 2026. Buyers who become tax residents within two years, or who meet the specified moderate-rent and long-term-let conditions, can seek the difference from the ordinary table.
What Else Changed in May 2026 (Decreto-Lei 97/2026)
- IMT payment deadline: IMT is now due on the day of assessment or within 30 days, or the assessment lapses (CIMT art. 36 as amended).
- Getting the non-resident IMT back: if you become tax-resident within two years, or let the home at a moderated rent within six months for at least 36 months in the first five years, the Tax Authority refunds the difference between the 7.5% flat rate and the ordinary scale — the request must be filed within six months of becoming resident or signing the lease (art. 17 n.ºs 10–12).
- Moderated thresholds: a “moderated” rent is up to 2.5× the national minimum wage (€2,300/month in 2026) and a “moderated” sale price is the upper limit of the second IMT band (€660,982 in 2026); both are indexed by ministerial order.
- Landlord tax on moderated leases: rental income from housing leases at or below the moderated rent is taxed at a 10% autonomous rate for income earned to 31 December 2029 (EBF art. 45-C), against the ordinary 25%.
- Affordable-rent regime: the Regime Simplificado de Arrendamento Acessível (RSAA) replaces the Programa de Apoio ao Arrendamento from 1 September 2026, capping rents at 80% of each municipality’s median rent per m².
- Tenant deduction: the IRS deduction for rent paid rises to €900 for 2026 and €1,000 from 2027.
Source: Decreto-Lei n.º 97/2026, Diário da República 1.ª série n.º 97, 20 May 2026 (articles 2, 6, 9, 15 and 18).
Compare tax brackets side by side
Model your tax position for property income
Compare Portugal tax ratesMortgages for Foreigners
Portuguese banks lend to non-residents. The major lenders include Millennium BCP, Novo Banco, Santander Totta, Caixa Geral de Depósitos, BPI, and Bankinter. International mortgage brokers (Traverse International, Portugal Private Finance) negotiate across multiple banks.
| Metric | Non-Resident | Resident |
|---|---|---|
| Max LTV | 60–75% | 80–90% |
| Deposit required | 25–40% | 10–20% |
| Variable rate | 3.3–3.8% | 2.8–3.2% |
| Fixed rate (5yr) | ~4.1% | ~3.5% |
| Max duration | 30 years | 30 years |
| Age limit | Repaid by age 70–75 | Repaid by age 70–75 |
Rates are trending down as the ECB reduces rates — Euribor forecasts for mid-2026 suggest 3-month rates of 1.4–1.7%, which could push variable mortgage rates below 3% for residents and toward 3% for non-residents.
Visa & Residency Options
Golden Visa — Property Route Ended
Portugal’s Golden Visa for property investment was removed in October 2023 under the Mais Habitação law. You cannot use property purchase to obtain a Golden Visa. Remaining routes include venture capital/PE funds (€500K+), scientific research, cultural donations, and job creation. Existing Golden Visa holders can still renew.
D7 Visa (Passive Income / Retirement)
The D7 visa requires a minimum €920/month income (1x Portuguese minimum wage in 2026) = €11,040/year. Add 50% for a spouse (€460/month) and 30% per child (€276/month). Property ownership supports the application but is not sufficient alone — you need qualifying passive income (pensions, rental income, dividends, interest). Residency obligation: 16 months in Portugal during the first 2 years. Path to citizenship after 7-10 years (7 for CPLP/EU nationals, 10 for others, since May 2026).
D8 Digital Nomad Visa
The D8 requires €3,680/month income (4x minimum wage) = €44,160/year from a non-Portuguese employer or freelance clients. Duration: 1 year, renewable. Processing: 30–60 days.
IFICI Tax Regime (NHR 2.0)
The original NHR closed to new applicants at the end of 2023. Its replacement, IFICI, offers a flat 20% tax on qualifying Portuguese employment/professional income with exemptions on most foreign-sourced income for 10 years. However, eligibility is now restricted to holders of university degrees (EQF Level 6+) working in qualifying sectors (science, tech, healthcare, green energy, R&D). Foreign pensions are fully taxable under IFICI — the favorable pension treatment of old NHR is gone.
Annual Taxes on Portuguese Property
| Tax | Rate | Notes |
|---|---|---|
| IMI (annual property tax) | 0.3–0.45% | Of taxable patrimonial value (VPT, usually below market value) |
| AIMI (wealth tax) | 0.7–1.5% | Only on properties above €600K (individual) or €1.2M (married) |
| Rental income (non-resident) | 25% flat | Autonomous rate on residential rent since 2024 (Lei 56/2023). Reduced rates (15% / 10% / 5%) for 5-10 / 10-20 / 20+ year lease terms; 10% autonomous rate for qualifying moderated-rent housing leases to 2029 (EBF 45-C, DL 97/2026) |
| Capital gains (non-resident) | 50% of gain at progressive rates | Since 2023 non-residents follow the resident rule (Lei 24-D/2022): half the gain is added to income at up to 48%, so at most ~24% effective before the 2.5–5% solidarity surtax on very high incomes. 50% inclusion applied since Jan 2023 |
For Americans: the US–Portugal tax treaty allows a Foreign Tax Credit for Portuguese taxes paid. FBAR reporting is required for Portuguese bank accounts exceeding $10,000. The $250K/$500K capital gains exclusion on primary residence sales applies to Portuguese homes. For a personalized tax analysis, see our Tax & Relocation Report ($79).
Best Areas for Foreign Buyers
Lisbon — Urban Cosmopolitan
Lisbon's transaction-price medians vary sharply by parish and from nearby municipalities. See the INE parish and nearby-municipality tables for the same-series comparison.
For detailed neighborhood analysis with rent ranges, buy prices, and expat fit scores, read our free Lisbon Property Intelligence Report.
Porto — Value & Character
Foz do Douro (€6,500/m²) for seafront premium. Boavista (€5,100/m²) for modern central living. Campanhã (€3,100/m²) for the best value in a city center. Porto rental yields reach 5–7% long-term, 6–10% for well-managed short-term rentals.
Algarve — Retirement & Tourism
The Golden Triangle (Loulé, Vilamoura, Quinta do Lago) commands €4,200+/m² with ultra-luxury pockets reaching €17,000/m². Lagos (€3,960/m²) and Albufeira (€3,850/m²) offer more accessible prices with strong short-term rental potential. Algarve yields: 5–6% gross, up to 8% in peak areas.
Silver Coast — Best Value
Peniche (€2,640/m²), Nazaré (€2,960/m²), and Óbidos (€3,660/m²) offer prices roughly half the Algarve. The surf tourism scene is growing rapidly, driving both appreciation and rental demand. This is the emerging market for buyers seeking value before prices catch up to the south.
Azores — Frontier Market
São Miguel at €2,250/m² is Portugal’s cheapest region and its fastest-appreciating (+20% YoY). Remote, volcanic, stunning landscapes — but limited flight connections and a small rental market. For adventurous buyers.
Red Flags & Common Mistakes
- Not hiring an independent lawyer. The Portuguese notary represents the state, not you. Always use your own English-speaking lawyer for due diligence, contract review, and completion.
- Missing the enacted non-resident IMT rule. The 7.5% flat IMT for non-tax-resident residential buyers has applied since 25 May 2026, subject to statutory exceptions. Build it into your budget before making an offer.
- Assuming NHR still exists. The favorable tax regime ended. IFICI (NHR 2.0) has much narrower eligibility. Don’t buy based on outdated tax assumptions.
- Underestimating renovation costs. Older Portuguese properties (especially in Lisbon’s historic center) may need €50,000–€150,000+ in renovation. Get a structural survey before committing.
- Forced heirship. Portuguese succession law reserves a portion of your estate for your children. US/UK citizens can elect their national law under EU Brussels IV regulation, but you must do this explicitly in a Portuguese will.
Comparing Portugal against other countries? Our Decision Brief provides a personalized head-to-head analysis with real cost data for your specific situation.
This article covers the basics — a Decision Brief covers your situation
Tax brackets for your income, visa pathways for your nationality, real city prices for your shortlist, and a risk assessment. Personalized in 8 minutes.
This plan is not currently for sale while its figures are being re-verified against their sources.
Read the sample first →Worked Example: Buying a €250K Apartment in Porto
Maria, a US retiree with $4,000/month Social Security, buys a 2-bedroom apartment in Porto’s Boavista neighborhood for €250,000:
- Purchase price: €250,000
- IMT (non-resident flat 7.5% since May 2026): €18,750 — refundable down to the €8,105.50 resident-scale amount if Maria becomes tax-resident within two years, which a D7 holder normally does
- Stamp duty (0.8%): €2,000
- Notary + registry: ~€1,000
- Legal fees (1.2%): ~€3,000
- Total acquisition cost: €274,750 (9.9% above purchase price; €264,105.50 after the IMT refund)
- Annual IMI tax: ~€500/year (0.35% of ~€140K VPT)
- If rented at €1,200/month: €14,400/year gross, €12,960 after the 10% rate for a qualifying moderated-rent lease (€1,200 is under the €2,300 ceiling; at the ordinary 25% it would be €10,800) = 4.7% yield after income tax on the cash paid, before IMI and other expenses (4.9% after the IMT refund)
- US tax: Report on Schedule E, claim Foreign Tax Credit for the Portuguese tax paid (10% or 25%)
Related Property Buying Guides
Comparing Portugal with other countries? Read our in-depth guides:
- Can Foreigners Buy Property? 40+ Countries Compared
- Buying Property in Spain 2026 — the most common comparison with Portugal
- Buying Property in France 2026
- Buying Property in Italy 2026
Frequently Asked Questions
Can Americans buy property in Portugal?▾
Yes — foreigners of any nationality can buy property in Portugal with no restrictions. You need a NIF (tax number) and an independent lawyer. No residency required. The process typically takes 1–3 months from offer to completion.
How much are closing costs when buying in Portugal?▾
Total closing costs are about 10–12% of the purchase price for a non-resident buyer since May 2026: IMT (a flat 7.5% for non-tax-residents under Decreto-Lei 97/2026; 0–7.5% progressive for residents, and refundable down to that scale if you become tax-resident within two years), stamp duty (0.8%), notary and land registry (€500–1,200), and legal fees (1–1.25%). For a €300,000 property, a non-resident should budget approximately €29,000–30,000 in additional costs (about €12,000 of it refundable after becoming tax-resident).
Can I get a mortgage in Portugal as a non-resident?▾
Yes — Portuguese banks (Millennium BCP, Novo Banco, Santander Totta, and others) offer mortgages to non-residents at 60–75% loan-to-value. Current rates are 3.3–4.5% depending on fixed vs. variable. You'll need 25–40% deposit, proof of income, and 6–12 months of bank statements.
Does buying property in Portugal give you residency?▾
No — the Golden Visa property route ended in October 2023. However, you can apply for a D7 visa (passive income from €920/month), D8 digital nomad visa (income from €3,680/month), or non-habitual resident status under IFICI if you qualify by profession. Property ownership supports these applications but doesn't grant residency by itself.
What is the annual property tax in Portugal?▾
Annual property tax (IMI) is 0.3–0.45% of the taxable patrimonial value (VPT), which is typically lower than market value. A wealth surcharge (AIMI) applies only to properties above €600,000. Rental income for non-residents is taxed at 25% flat (since 2024), or 10% for qualifying moderated-rent housing leases to 2029 (DL 97/2026), with reduced rates (down to 5%) for longer lease terms.
How long does it take to buy property in Portugal?▾
Typically 2–4 months from first viewing to receiving the keys. Cash purchases can close in 4–6 weeks. Mortgage-backed purchases take 3–6 months due to bank processing. The NIF takes 1 day to 2 weeks, due diligence 2–4 weeks, and mortgage approval 4–8 weeks.
Can I buy property in Portugal remotely?▾
Yes — you can grant power of attorney (procuração) to your Portuguese lawyer, who can sign on your behalf. The POA must be notarized and apostilled in your home country. Many foreign buyers visit only once (for viewings) and complete the legal process remotely.
Can I rent my Portuguese property on Airbnb?▾
Yes, but you need an Alojamento Local (AL) license for short-term rentals. Requirements include: registering with the local council, meeting safety standards, and obtaining a guest book. In Lisbon, absolute-containment areas bar new registrations except narrow exceptions, while relative-containment areas require exceptional municipal authorisation; a transferred apartment or house registration lapses in either containment category. Rental income is taxed at 25% for non-residents (or lower rates for longer leases).
What happens to my Portuguese property when I die?▾
Portuguese forced heirship (legítima) reserves portions of your estate for your children and spouse. However, US and UK citizens can elect their national law to govern succession under the EU Brussels IV Regulation. This must be done explicitly in a Portuguese will drafted by a notary.
Can non-residents buy property in Lisbon?▾
Yes — non-residents can buy property in Lisbon without Portuguese residency. They need a NIF for the tax relationship; third-country buyers generally need a fiscal representative unless they use the permitted electronic-notification option. Residential non-tax-residents are subject to the 7.5% IMT rule unless an exception applies.
How much is IMT on a €350,000 apartment in Lisbon?▾
Under the ordinary 2026 mainland table, own permanent residence IMT is €14,236.65 and secondary-residence IMT is €15,300.11. A buyer who is not Portuguese tax-resident instead faces 7.5% of the higher of price and VPT, or €26,250 on a €350,000 value, unless an exception applies.
Is Cascais cheaper than central Lisbon?▾
Yes on the municipality-wide Q1 2026 INE median transaction measure: Cascais was €5,000/m² versus €5,292/m² in Lisbon. Parish-level Lisbon medians for the 12 months to March ranged from €6,986/m² in Santo António to €3,733/m² in Santa Clara, so the comparison depends on the specific Lisbon parish.
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