Can foreigners buy property in Portugal? The complete guide

The short answer is yes. Portugal places no restrictions on who can own property based on nationality, so whether you hold a US, UK, EU or any other passport, you can buy a home here on essentially the same terms as a Portuguese resident.

It is the question we hear most on a first call, usually asked a little nervously: am I even allowed to buy here, and how hard is it really? The reassuring part is that the door is genuinely open. The useful part is knowing the steps, the costs and the few rules that changed recently, so nothing catches you out. Here is the full picture, in plain terms.

Are foreigners really allowed to buy?

Yes, and there is very little fine print to the headline. Portugal has no nationality-based restrictions on property ownership. Buyers from anywhere in the world can purchase apartments, villas, commercial premises and land on essentially the same terms as Portuguese citizens. You do not need residency, a local job or a Portuguese bank account to sign the deed, and there is no minimum spend attached to simply buying a home.

That openness is a big part of why Portugal has become such a natural choice for international buyers. The rules that do apply are administrative rather than exclusionary. Get the paperwork right and the process runs much like buying a home would anywhere sensible, just in a different language.

The one thing you must have: a NIF

If there is a single non-negotiable, it is the NIF, the Número de Identificação Fiscal or Portuguese tax number. Every property transaction requires one, and it is free of charge when obtained directly from the Portuguese Tax Authority (Autoridade Tributária, via the Portal das Finanças). You can request it in person in Portugal or through a lawyer or representative acting for you.

There is one extra requirement for buyers living outside the EU or EEA. As of 2026, if you are not resident in the EU or EEA, you must also appoint a fiscal representative, a person or firm in Portugal who receives official tax correspondence on your behalf. Missing this step within the deadline can lead to tax fines, so it is not something to leave loose.

The cost is modest. A fiscal representative for a non-EU or EEA buyer typically runs around €300 to €700 a year, with basic mail-forwarding services often in the €350 to €550 range plus VAT. EU and EEA citizens are generally exempt if they register an EU address and opt into digital tax notifications, under Decree-Law 44/2022.

The buying process, step by step

Once you have a NIF and, if needed, a fiscal representative, the purchase itself follows a well-worn path. It usually looks like this:

• Find the property and agree a price. Ideally with an independent lawyer already lined up to run due diligence before any money moves.
• Sign the CPCV (promissory contract). This is where you pay a deposit, known as the sinal, typically 10% of the price (commonly 10% to 20%, occasionally up to 30%). Portuguese law protects you here with the double-back rule: if you pull out you lose the sinal, but if the seller pulls out they must repay you double.
• Pay the taxes. IMT (transfer tax) and stamp duty must be paid before the final deed is signed.
• Sign the escritura (final deed). The escritura pública de compra e venda is signed before a notary, usually one to three months after the CPCV. That is when ownership transfers and you get the keys.

The CPCV is more than a formality. It locks in the terms for both sides and gives you the legal protection above, which is exactly why the due diligence between offer and CPCV matters so much.

What it costs: taxes and fees

Beyond the price of the home, budget for a handful of taxes and fees. The two big ones are IMT and stamp duty, both paid by you as the buyer before the deed.

On the transfer tax itself: for urban residential property on the mainland, IMT for residents runs on a progressive scale that varies with the price and with whether the home is your permanent residence or a second home, with the top rate reaching 7.5% on higher-value homes. Building plots and commercial property are taxed at 6.5%, and rural land at 5%. Stamp duty is a fixed 0.8% of the deed or taxable value, whichever is higher, with an extra 0.5% to 0.6% on the loan if you use a Portuguese mortgage.

An important recent change for non-residents

There is one development worth flagging clearly, because it cuts against the easy assumption that buying is always cheap. Portugal's "Construir Portugal" (Build Portugal) housing package introduced a flat 7.5% IMT on residential purchases by non-residents, replacing the progressive scale for that group. In practice, that turns the IMT on a €250,000 home from a few thousand euros into 7.5% of the price, or €18,750.

Unlike the position a year earlier, this is now the rule rather than a proposal: the package was approved by Parliament in early 2026 and signed into law. There is relief built in: the flat rate generally does not apply to homes bought to let, to Portuguese emigrants, or, for purchases below about €1,150,853, to buyers who are or become Portuguese tax residents within two years. If you are buying as a non-resident, confirm how it applies to your situation before you budget, and we will help you check where it stands on the day.

Buying without setting foot in Portugal

You do not need to be physically present to buy. Plenty of our clients complete a purchase before they have ever visited the specific town. The mechanism is a power of attorney (procuração) given to a trusted lawyer, who can then sign the CPCV and the escritura on your behalf.

When the power of attorney is signed abroad, it is normally notarised locally, legalised with a Hague Convention apostille, and paired with a certified Portuguese translation. One practical tip: a specific, limited procuração tied to the single purchase is generally the safer choice over a broad general one, because it narrows exactly what your representative can do.

With a power of attorney and an independent lawyer, you can complete the whole purchase before you ever set foot on a Lisbon terrace like this one.

How to stay safe

The market is open, which is good, but that also means it pays to work with the right people. A few honest safeguards we would insist on for our own family:

• Use a licensed agency. Every legitimate estate agency in Portugal must hold an active AMI licence issued by IMPIC and carry civil-liability insurance. You can verify an agency's AMI number free on the official IMPIC website. Working with an unlicensed agent leaves you with no consumer protection.
• Hire an independent lawyer. Engage your own lawyer, registered with the Portuguese Bar Association (Ordem dos Advogados), to run due diligence on the property, its title, debts and licences. Independent means working for you, not the seller.
• Consider a buyer's agent. If you use one, they are paid separately, commonly around 1% to 3% of the price or a flat fee, and they represent your side of the table.
• Never skip the checks to move fast. The CPCV protections only help if the diligence behind them was done properly first.

A word on visas and the Golden Visa

One point that trips people up: buying a home and getting residency are two separate things. Owning property here does not, by itself, grant you the right to live in Portugal, and it no longer opens the Golden Visa either. As of 2026, the real-estate investment route to the Golden Visa was removed back in October 2023. The remaining routes are mainly investment or venture-capital funds with a €500,000 minimum, plus job creation and cultural donations.

So keep the two ideas apart. Buying a home requires no minimum investment and grants no visa. If you also want to live here, that is a residency question, handled through routes like the D7 visa, and it is worth planning alongside the purchase rather than assuming one delivers the other.