Skip to content 
Both residents and non-residents can buy property in Portugal, including buyers from outside the EU. You don’t need a Portuguese residence permit to buy a house, apartment or investment property.
Buying from abroad takes some preparation, though. You’ll need a Portuguese tax number, a way to transfer funds and a clear understanding of the legal checks, contracts and taxes involved.
This guide explains how to buy property in Portugal in 2026, from sorting out your finances and finding a home to signing the final deed.
Can Foreigners Buy Property in Portugal?
Yes. Foreign nationals can generally buy residential and commercial property in Portugal, whatever their nationality or residence status. American, British, Canadian and other international buyers follow roughly the same process as Portuguese citizens, though financing conditions and some tax rules may differ.
You can buy a holiday home, a permanent residence or an investment property without getting Portuguese residency first.
Owning property doesn’t give you the right to live in Portugal, though, and real estate no longer qualifies for the Golden Visa. If you plan to relocate permanently, sort out your immigration separately from the purchase.
What Do You Need to Buy Property in Portugal?
Before you start searching, sort out three things: your Portuguese tax number, your banking and your professional representation
1. Obtain a Portuguese NIF
The NIF (Número de Identificação Fiscal) is your Portuguese tax number. You need it to buy property, pay acquisition taxes and register ownership.
You can get a NIF before you move to Portugal, either by applying yourself or through an authorized representative. The Portuguese Tax Authority issues it for free, though a professional who helps you may charge a fee.
Our guide to obtaining a NIF in Portugal covers the requirements and how to apply.
2. Arrange Your Bank Account and Purchase Funds
A Portuguese bank account is useful for transferring purchase funds, paying taxes, making mortgage repayments and covering property expenses. It isn’t legally required for every purchase, but some banks and transaction setups may ask for one.
Non-residents can open one. Banks usually want identification, a NIF, proof of address and proof of income or the source of your funds.
Set up your banking well before completion. Anti-money-laundering checks and large international transfers can take extra time.
3. Choose a Lawyer and Buyer's Agent
A real estate lawyer and a buyer’s agent do different jobs.
The lawyer checks the property’s legal documents, advises on contracts and flags legal risks before you’re committed. The buyer’s agent helps you define what you want, search the market, arrange viewings, compare properties and negotiate with sellers.
Many properties in Portugal are marketed by traditional estate agents who act for the seller. Having someone who works for you can be especially useful if you’re buying from abroad.
Learn more about working with a buyer’s agent in Portugal.
How to Buy Property in Portugal: Step by Step
The buying process usually has several stages. The order can vary depending on the property, how you’re financing it and how negotiations go.
Step 1: Establish Your Budget
Your budget needs to cover more than the asking price. Factor in purchase taxes, legal fees, registration costs and any repairs or furnishing you’ll need right away.
For example, if you have €500,000 in total, a property listed at €500,000 would leave you short of the money needed for those costs.
If you need a mortgage, get an initial financing assessment before you make serious offers.
Step 2: Search for Suitable Properties
Popular property portals include Idealista, Imovirtual and Casa Sapo. They’re good places to start, but advertised prices aren’t always what a property sells for. The same property may also show up through several agencies, sometimes with different photos or asking prices.
Before you book viewings, decide whether you’re buying to live there permanently, use it occasionally or rent it out.
If you’re relocating, everyday things matter. Schools, healthcare, parking, public transport and access to an airport may count for more than being close to tourist attractions.
For current prices and regional trends, see our Portugal Real Estate Market guide.
Step 3: Visit and Evaluate the Property
Look past the decor when you view a property. Check the natural light, insulation, ventilation, noise, signs of damp and the condition of the windows, plumbing and electrics.
For apartments, ask about condominium fees, planned building works and unpaid charges. For houses, check the roof, drainage, boundaries, access and any structures added after the original build.
If the property is older or needs renovation, get an independent technical inspection before you sign a binding contract.
Step 4: Make an Offer and Negotiate
When you find a property you like, you can make an offer through the selling agent or your buyer’s agent. The offer should state the price you’re proposing, how you’ll pay, the expected completion date and any conditions.
If you need a mortgage, bring it up early. A financing condition can matter a lot if the purchase depends on the bank’s approval.
Don’t pay a reservation deposit until you know whether it’s refundable and what obligations it creates.
Step 5: Complete Legal Due Diligence
Before you sign the Promissory Contract, your lawyer should check the property’s legal status. The key documents and checks include:
| Document or Check | Purpose |
|---|---|
| Land Registry Certificate (Certidão Permanente Predial) | Confirms registered ownership, mortgages and other registered charges |
| Property Tax Record (Caderneta Predial) | Identifies the property for tax purposes, including its taxable value |
| Use Licence or Applicable Exemption | Helps establish the property’s authorised use and relevant licensing position |
| Energy Performance Certificate | Provides information about the building’s energy efficiency |
| Condominium Documentation | Identifies relevant condominium charges, debts and obligations |
| Planning and Construction Records | Helps verify whether the existing building and alterations are properly documented |
Some properties have mismatches between the land registry, the tax records and what was actually built. An apartment might have an enclosed balcony that was never authorized, or a villa might have an extension that isn’t in the approved plans.
Get these issues looked into before you’re committed to completing the purchase.
A qualified Portuguese real estate lawyer can also check whether pre-emption rights, legal disputes or other restrictions affect the deal.
Step 6: Sign the Promissory Contract (CPCV)
The Contrato-Promessa de Compra e Venda (CPCV) is a legally binding agreement that sets out the terms of the future purchase. It usually names the buyer and seller and states the property, the agreed price, the deposit and the expected completion date.
Deposits of around 10% are common, but the amount is negotiable and can vary a lot. On a €400,000 property, a 10% deposit would be €40,000.
Under the general Portuguese rules on deposits (sinal), a buyer who fails to complete without a valid reason may lose the deposit. If the seller is at fault, the buyer may be able to claim double the deposit, depending on the contract and the law.
That makes the CPCV one of the most important stages of the purchase.
If you’re waiting for mortgage approval, the contract should say what happens if the bank refuses the loan or values the property below the agreed price. Don’t assume a standard CPCV protects you in these situations.
Step 7: Arrange Your Mortgage, If Required
Portuguese banks lend to both residents and non-residents, including foreign buyers. How much you can borrow depends on your income, existing debts, age, the property’s valuation and the bank’s lending criteria.
Non-residents can sometimes get financing of up to about 80% of the property’s value, though individual banks may set lower limits. Banks usually base the loan-to-value ratio on whichever is lower: the purchase price or the bank’s valuation.
For example, say you agree to buy a property for €400,000 but the bank values it at €380,000. At 80% loan-to-value, the most you could borrow is €304,000. You would need to cover the remaining €96,000 of the price, plus acquisition costs.
Also compare fixed, variable and mixed interest rates, insurance requirements and early repayment terms.
For the requirements, see our Mortgages in Portugal guide.
Step 8: Pay the Acquisition Taxes
Property transfer tax (IMT) and stamp duty are usually payable before completion. The amounts depend on the value of the property, its classification, your intended use for it and your own situation.
Especially if special rates or exemptions might apply, get a calculation for your specific transaction before the deed.
Step 9: Sign the Final Deed
The sale is completed with a deed or an authenticated private document. At that stage you pay the rest of the purchase price, sign the documents and ownership passes to you.
A notary, solicitor or another legally authorized professional can handle it, depending on the procedure you choose. If you can’t attend in person, you may be able to appoint a representative under a power of attorney.
After completion, the purchase has to be registered with the Portuguese Land Registry.
How Much Does It Cost to Buy Property in Portugal?
Property buyers should budget for acquisition taxes and professional expenses in addition to the purchase price.
| Cost | General Treatment |
|---|---|
| IMT — Property Transfer Tax | Depends on the property and buyer; rates and exemptions vary |
| Stamp Duty | Generally 0.8% on the taxable acquisition value |
| Legal Fees | Depend on property value and transaction complexity |
| Notary and Registration | Depend on the completion procedure |
| Mortgage Costs | May include valuation, bank fees, insurance and stamp duty on financing |
Property Transfer Tax (IMT)
IMT is one of the biggest extra costs of buying property in Portugal. The rate will depend on whether the property will be your principal residence, a second home or other type of property.
Non-residents should look closely at the 2026 tax rules, including whether they are subject to any special rates or exceptions.
Check your specific transaction, don’t take an online estimate. Get a written calculation before you sign the CPCV.
Stamp Duty and Other Expenses
Stamp duty on the purchase is usually 0.8%. For example, on a €400,000 purchase where that is the taxable value, stamp duty would be €3,200.
Legal fees, registration costs and mortgage costs come on top. Also factor in the ongoing costs of owning the property, including annual IMI, insurance, condominium fees and maintenance.
For more detail, see our Portugal property tax information.
Get In Touch With a Portugal Property Specialist
Portugal Residency Advisors® has assisted numerous international investors in successfully investing in Portugal. Discover how our trusted, all-in-one solution makes your investment journey smart and simple.
Buying Property in Portugal as a Non-Resident
Buying from abroad is possible, but there are a few practical matters to organise.
First, obtain your NIF and confirm how purchase funds will be transferred. Your bank or lawyer may request evidence of the origin of the funds.
Second, arrange independent representation. A buyer’s agent can arrange the search for a property and viewings, and a lawyer can deal with the legal review and contracts.
Third, establish a practical completion date. There may be delays in mortgage applications, document verification and international transfers.
Finally, consider what you will do with the property once it’s finished, especially if you will not be living in Portugal permanently.
If you plan to rent out the property, you should check the rental rules and tax obligations that apply before you buy.
How Long Does It Take to Buy a Property in Portugal?
There is no set time frame.
A straightforward cash purchase with complete documentation can be finalized in a matter of weeks. Mortgage financing, legal matters or complicated ownership structures can greatly affect the time it takes to complete a transaction.
This is not guaranteed, but it is not unreasonable for planning purposes to allow 2-3 months after an accepted offer to get to completion for a conventional transaction.
The CPCV should include a reasonable deadline for completion, and include provisions for circumstances that could cause either party to not complete on time.
Common Mistakes Foreign Buyers Should Avoid
Often a mistake is to make an offer based on the advertized price only, not including taxes and other costs to acquire.
Another is signing a reservation agreement or CPCV before the property’s documentation has been properly reviewed.
Buyers also sometimes assume that a property is legally compliant because it has been occupied for many years. Existing use does not necessarily mean every alteration or extension was authorised.
Mortgage buyers should be especially careful about agreeing to a purchase price before understanding how the bank valuation may affect their financing.
Finally, it is worth spending time in the neighbourhood before committing. A property that works well during a short holiday may be less practical for permanent residence.
How Portugal Residency Advisors Can Help
Portugal Residency Advisors help overseas clients to successfully complete all of the steps in the property purchase process.
Our buyer focused approach begins with a clear understanding of your goals, budget and desired locations. After that we assist with searches, viewings, market comparisons and negotiations.
We also work alongside legal, banking mortgage and tax specialists to assist clients through the different stages of their purchase.
Whether you are purchasing a permanent home, second residence or investment property, our aim is to assist you in making an informed decision and completing the transaction with appropriate professional support.
Discover 10 Reasons to Choose Us for Buying Property in Portugal
Your Questions Answered
Can a foreigner buy property in Portugal?
Yes, foreigners can buy property in Portugal. There are no restrictions on foreign ownership, but you will need a Portuguese tax identification number (NIF) for the transaction. It’s wise to hire a local lawyer to help with the legal and administrative aspects of the purchase.
Do I need residency to buy property in Portugal?
No. Non-residents can purchase property as long as they have a NIF and a Portuguese bank account.
Does buying a house in Portugal give you residency?
Buying a house in Portugal does not give you residency. You still need a visa or residence permit such as the D7, D8 (digital nomad), D2, or family reunification. The Golden Visa no longer allows real estate purchases as a qualifying option.
Is buying property in Portugal safe?
Yes. Portugal has a transparent legal framework, but buyers should always conduct proper legal checks before completing a purchase.
What taxes do buyers pay when purchasing property?
The main taxes are IMT (property transfer tax) and stamp duty, along with legal and registration costs.
Is it a good idea to buy property in Portugal?
Buying property in Portugal can be a smart investment. The country offers a pleasant climate and diverse property options from urban to rural settings. The thriving tourism sector can also provide rental income opportunities.
Can I live in Portugal if I buy a house?
Owning property doesn’t grant residency. However, you can explore residency permits for longer stays. Consult legal and immigration experts for guidance based on your specific situation.
Can anyone buy property in Portugal?
Yes, foreigners can purchase property in Portugal without any restrictions. The process is open to both EU and non-EU citizens.
What are the costs involved in buying property in Portugal?
Besides the property price, buyers need to pay taxes, notary fees, legal fees, and registration costs. Expect to add around 6-10% of the property value for these expenses.
How long does it take to buy property in Portugal?
On an average the process takes 1 to 3 months. However, it depends on other factors like legal checks and financing arrangements.
Is it necessary to hire a lawyer when buying property in Portugal?
While it’s not required by law, hiring a lawyer is highly recommended to ensure the property is free from legal issues and all paperwork is handled correctly.
Can I get a mortgage as a foreigner in Portugal?
Yes, foreigners can apply for mortgages in Portugal. Most Portuguese banks offer mortgages to non-residents, though the terms may vary.
Do I need to pay property taxes in Portugal?
Yes, property owners in Portugal are required to pay an annual property tax known as IMI (Municipal Property Tax). It varies depending on the location and value of the property.
Excellent
4.9 | 54 Reviews
TABLE OF CONTENTS
LOOKING TO INVEST IN PORTUGAL
