How to Buy Property in Portugal as an International Buyer

Step 1: Research and choose your location

Portugal offers a range of exceptional golf destinations, each with its own character and appeal. The Algarve is Europe's premier golf destination, home to the Golden Triangle of Quinta do Lago, Vale do Lobo and Vilamoura, which together represent some of the finest golf resort living in the world. The region benefits from over 300 days of sunshine per year, excellent international flight connections and a well-established community of international buyers from across Europe, the Americas and beyond.

Comporta, north of the Algarve on the Atlantic coast, is an emerging luxury destination attracting buyers who want unspoilt nature, restricted development and a quieter, more private lifestyle. Cascais, on the Lisbon Riviera, appeals to buyers who want proximity to a major European capital, international schools and year-round urban amenities alongside excellent golf at courses including Oitavos Dunes.

Take time to visit each area before deciding. The Algarve and Cascais serve different lifestyles, and understanding which suits you is worth the investment of time early in the process.

Step 2: Get your NIF number

The NIF (Numero de Identificacao Fiscal) is your Portuguese tax identification number. It is required for all financial transactions in Portugal: purchasing property, opening a bank account, paying taxes and setting up utilities. You cannot proceed with a purchase without one.

You can obtain your NIF in person at a Portuguese tax office (Financas) with your passport and proof of address, or through a Portuguese lawyer acting on your behalf via Power of Attorney. For buyers travelling from outside Europe, the lawyer route is the most practical; they can obtain your NIF while you remain in your home country, avoiding a dedicated trip for administrative purposes alone.

Step 3: Open a Portuguese bank account

A Portuguese bank account is required before completion. Property taxes, legal fees and the balance of the purchase price must be paid from a Portuguese account, and ongoing costs including IMI (council tax) and utility bills are most reliably managed by direct debit from a local account.

Most Portuguese banks offer non-resident accounts to international buyers. You will need your NIF number, passport, proof of address and documentation confirming the purpose of the account. Anti-money laundering regulations require you to evidence the source of funds, particularly relevant for purchases in the Algarve's premium golf resorts where transaction values are high. Your lawyer can assist with account opening and can also do so on your behalf via Power of Attorney.

Step 4: Appoint an independent lawyer

Appointing an independent Portuguese property lawyer is essential. In Portugal, the Notary's role at completion is to witness and certify the transaction, not to carry out legal due diligence on your behalf. All due diligence is your lawyer's responsibility, and without it you are exposed.

Your lawyer will check the land registry (Conservatoria do Registo Predial) to confirm clean title and the absence of mortgages, charges or encumbrances. They will verify the property's fiscal record at the tax authority (Financas), check building licences and habitation permits, confirm planning compliance, and ensure community fees and IMI are fully paid up to date. They will review and negotiate all contracts and manage the completion process at the Notary.

By appointing your lawyer under a Power of Attorney, they can manage every stage of the transaction on your behalf, including signing contracts and completing at the Notary, without you needing to be physically present in Portugal at any point. This is entirely standard practice and widely used by international buyers.

Step 5: Make an offer and sign the reservation agreement

Once you have identified a property, you will make a formal offer through the agent. When accepted, a Reservation Agreement is signed and a reservation deposit paid, typically around €5,000 to €10,000 for standard properties and higher for premium Algarve properties. This reserves the property and triggers your lawyer's due diligence.

The reservation deposit is refundable if your lawyer identifies a fundamental legal issue with the property during due diligence. Ensure this protection is explicitly stated in the reservation agreement.

Step 6: Consider an independent survey

Commissioning an independent structural survey is not standard practice in Portugal, but it is strongly advisable, particularly for older properties, resale villas and new builds nearing completion. An architect or building surveyor will assess structural integrity, damp, roofing, electrical and plumbing systems and any snagging issues.

For new-build properties in the Algarve's golf resorts, a snagging inspection before you accept the keys is especially recommended. Identifying and resolving defects before completion is significantly easier than after.

Step 7: Sign the promissory contract (CPCV)

The CPCV (Contrato-Promessa de Compra e Venda) is the main binding purchase contract in Portugal. It sets out the agreed price, payment terms, completion date and all key conditions of the transaction. On signing, you pay a deposit, typically 10% to 20% of the purchase price, less any reservation deposit already paid.

The CPCV carries strong legal protection for both parties, the same double-protection structure as the Spanish Contrato de Arras: if the buyer withdraws without legal justification, the deposit is forfeited; if the seller withdraws, they must return double the deposit to the buyer.

Step 8: Complete at the Notary (Escritura)

Completion in Portugal takes place at the office of a Notary (Cartorio Notarial). The Notary verifies the identities of all parties, confirms the transaction complies with Portuguese law and witnesses the signing of the final deed (Escritura Publica de Compra e Venda). The balance of the purchase price is paid at this point, along with all applicable taxes and fees.

Both parties must be present in person or represented by their lawyer via Power of Attorney. Once the deed is signed, ownership transfers immediately. Your lawyer then registers the property in your name at the Land Registry. From reservation to completion typically takes 6 to 10 weeks for cash buyers and 10 to 14 weeks if a Portuguese mortgage is involved.

In addition to the purchase price, budget for the following costs. These apply equally to all international buyers regardless of nationality.

IMT is calculated on whichever is higher: the declared purchase price or the property's official fiscal value (VPT). Your lawyer can confirm the position on any specific property before exchange.

International buyers can access Portuguese mortgages from Portuguese banks and from specialist international lenders. Portuguese banks typically lend non-residents up to 70% to 80% of the property's valuation, though most non-resident buyers should plan for a 30% deposit plus buying costs.

Interest rates are linked to Euribor for variable-rate products, or fixed for the full term on fixed-rate mortgages. The Portuguese mortgage market has stabilised in 2025 following the ECB rate cycle, offering competitive conditions for international buyers. A specialist overseas mortgage broker can compare lenders and find the best structure for your circumstances.

• Mortgage terms are typically available up to 30 years, subject to your age at the end of the term.
• Portuguese mortgages are denominated in euros. If your income is in another currency, factor in the exchange rate risk on monthly repayments; this can be managed using forward contracts through a specialist FX provider.
• If using a mortgage, budget for additional mortgage stamp duty of 0.6% on the loan amount.
• Documentation typically required: two years of tax returns, three months of payslips, six to twelve months of bank statements. Non-EU buyers may be asked for additional documentation depending on the lender.
• A mortgage agreement in principle, obtained before you begin viewing seriously, strengthens your negotiating position significantly.

We work with specialist overseas mortgage brokers with experience across the Portuguese market and with buyers from a wide range of countries. See our Partners page for recommended specialists.

As a non-resident owning property in Portugal, you have a number of ongoing tax obligations. Your exact position will depend on your country of residence and whether a double taxation treaty exists between your country and Portugal. Taking specialist tax advice before you buy is strongly recommended.

IMI (Portuguese council tax)

IMI (Imposto Municipal sobre Imoveis) is Portugal's annual property tax, charged by the local municipality. It is calculated as a percentage of the property's official fiscal value (VPT), not the market value. Rates vary by municipality but typically sit between 0.3% and 0.45% for urban properties. In the Algarve's Golden Triangle, where fiscal values are well below market values, annual IMI bills are often more modest than buyers expect.

AIMI (additional IMI surcharge)

AIMI (Adicional ao IMI) is an additional surcharge that applies to property owners whose Portuguese property holdings exceed €600,000 in total fiscal value. The rate is 1% on the amount above this threshold, rising to 1.5% above €1,000,000 for individuals. For buyers in Quinta do Lago, Vale do Lobo and comparable premium markets, this surcharge may apply. Your tax adviser will calculate your exposure based on the specific fiscal value of the property.

Rental income tax

If you rent your property, rental income derived in Portugal is subject to Portuguese tax regardless of your nationality. The rate and the ability to deduct expenses depend on your residency status.

• EU and EEA residents: generally taxed at 28% on rental income, with the ability to deduct eligible expenses against gross income.
• Non-EU residents (including buyers from the Americas, Middle East, Asia and other regions): taxed at 25% on gross rental income. The ability to deduct expenses may be more limited depending on your country's tax treaty with Portugal.

Portugal has double taxation treaties with many countries, which may reduce or eliminate the risk of being taxed twice on the same income. Your tax adviser can confirm the position for your specific country of residence.

Capital gains tax on sale

When you sell, 50% of any capital gain is subject to Portuguese income tax at the applicable non-resident rate of 28%. The remaining 50% is exempt. This partial exemption makes Portugal's CGT treatment on property comparatively favourable. Reinvestment rules may apply in certain circumstances; your adviser can confirm the position.

Tax law in Portugal is subject to change, and the rules for non-residents are subject to EU regulatory oversight as well as bilateral tax treaties. We strongly recommend appointing a Portuguese tax adviser before completing your purchase. Our Partners page lists recommended advisers with experience working with international buyers.

Portugal's Non-Habitual Resident (NHR) tax regime, which for many years offered significant tax advantages to foreign buyers establishing residency in Portugal, closed to new applicants in 2024 and was fully phased out in March 2025. Many property websites and older buying guides still reference NHR as an active benefit. It is no longer available to new applicants.

The NHR has been replaced by IFICI (also known as NHR 2.0), introduced under the 2025 State Budget. IFICI offers a 20% flat tax rate on eligible Portuguese employment income for up to 10 years, but is specifically targeted at qualified professionals working in scientific research, technology, innovation and related fields. It is not a general tax incentive for property buyers or retirees, and most international buyers purchasing a golf property in Portugal will not qualify.

If favourable tax treatment on relocation was part of your planning, we strongly recommend speaking with a Portuguese tax specialist before proceeding. The landscape has changed materially and the right structure will depend entirely on your individual circumstances.

Purchasing property in Portugal does not automatically grant you the right to live there. Your residency rights depend on your nationality.

EU and EEA citizens

Citizens of EU and EEA member states can reside in Portugal freely under freedom of movement. There is no minimum stay requirement and no visa needed for any length of stay. EU buyers who choose to become tax residents in Portugal simply need to register with the local authorities.

Non-EU buyers

Buyers from outside the EU, including those from the Americas, Middle East, Asia, Africa and other regions, will need to apply for an appropriate visa or residence permit if they wish to spend significant time in Portugal. The most relevant options are:

• D7 Passive Income Visa: for buyers with sufficient passive income (pensions, dividends, rental income or savings) to support themselves without working in Portugal. The most commonly used route for retirees and those relocating for lifestyle reasons.
• Digital Nomad Visa: for buyers who work remotely for employers or clients based outside Portugal. Valid for up to 3 years and renewable.
• Investment Fund Route: a qualifying investment of €500,000 or more into an approved Portuguese alternative investment fund can provide a pathway to residency and, after five years, permanent residency and eventual citizenship. This route is currently active but under regulatory review; specialist legal advice is essential before proceeding.

Residency applications should be handled by a qualified Portuguese immigration lawyer. Our Partners page includes recommended specialists who work with international buyers across a range of nationalities.