Can a foreigner buy property in Portugal without being a resident?
Yes. Portuguese law imposes no nationality or residency restriction on buying real estate. EU and non-EU citizens can purchase residential, commercial or land property on the same terms as a Portuguese national.
The only practical prerequisite is a Portuguese Tax Number (NIF), which is required for any deed. We arrange this entirely remotely through NIF Express, and can coordinate it with bank-account opening and your relocation to Portugal via Reside Portugal.
Purchase taxes: IMT, Stamp Duty and annual IMI/AIMI
Buying a property triggers taxes that must be paid before the deed:
- IMT (Property Transfer Tax) — charged on the higher of the price or the taxable value, at progressive rates that vary with the intended use (primary home, secondary home or other).
- Stamp Duty — due on the transfer value.
After purchase, the owner pays an annual IMI (Municipal Property Tax) and, above a certain taxable-value threshold, the AIMI (additional IMI). The exact rates depend on the municipality, the taxable value and the property profile. We calculate the real tax burden for your case before you proceed, so there are no surprises. See also our NIF and tax services.
Total costs and associated fees (notary, registry, lawyer)
Beyond taxes, closing costs should be budgeted from the outset:
- Deed and notary (or authenticated purchase title);
- Land registration of the acquisition;
- Lawyer fees for due diligence and representation;
- Any real-estate agency commission and valuation costs, where applicable.
As a planning rule, we advise setting aside a margin for closing costs on top of the purchase price — the exact figure is confirmed case by case, depending on the price, the intended use and whether a mortgage is involved.
The process: promissory contract, deed and land registry
A purchase typically follows three stages:
- CPCV (Promissory Purchase and Sale Contract) — sets the terms, price and timeline, with a deposit. This is where the main risks concentrate, so due diligence (registry, licences, encumbrances, condominium debts) must be complete before signing.
- Public deed / purchase title — formalises the transfer of ownership upon proof of tax payment.
- Land registry — makes the acquisition enforceable against third parties and protects your ownership.
If you cannot travel to Portugal, you may grant your lawyer a power of attorney to sign on your behalf, allowing the purchase to be completed remotely.
Mortgages for foreigners and non-residents
It is possible to obtain a mortgage in Portugal as a foreigner or non-resident, although banks apply stricter criteria to non-residents, particularly on the loan-to-value ratio and on proof of foreign income.
The terms — loan amount, rates, duration and documentation — depend on each bank and on the client profile and must be confirmed with the institution. We support the document preparation and the legal coordination of the loan with the deed.
An honest note: buying property no longer grants a Golden Visa in 2026
To be clear: property acquisition is no longer an eligible route for the Golden Visa. Buying a home in Portugal does not, on its own, grant a right of residence or access to the Residence Permit for Investment programme.
If you intend to live in Portugal, your immigration status must be structured independently — for example through the D7 Visa, the D8 Digital Nomad Visa or other routes. Current Golden Visa conditions are confirmed case by case. The property can complement your life plan, but it does not replace it from an immigration standpoint.
Capital gains on sale and property taxation
On a future sale, any gain (capital gain) may be taxable, with different rules for tax residents and non-residents and the possibility of deducting expenses and benefits in specific cases (such as reinvestment in a primary and permanent home, within legal conditions).
The exact treatment depends on your tax residence, the holding period and the use of the property. We do not apply generic percentages: we analyse your situation and refer to the tax authority where needed. Talk to us before buying or selling to optimise taxation lawfully.