Buying Property in Portugal as a Foreigner (2026 Guide)

Foreigners can buy Portuguese property freely — no residency requirement, no restrictions on ownership. The 2026 change is context: since the Golden Visa dropped real estate in October 2023, the buyer pool is people buying to live — which makes due diligence and financing rules, not program rules, the centre of the process.

The sequence, in order

• NIF first — no tax number, no deed; obtainable before arrival via representative
• Open a Portuguese bank account — transfers, and the vehicle for the deposit
• Promissory contract (CPCV) — sets price, terms and deposit (commonly 10–20%); breach has defined penalties
• Due diligence — the notary/solicitor checks the caderneta predial, licença de utilização, liens and unlicensed works
• Deed (escritura) at notary — or remotely by power of attorney — then registration at the land registry

The tax stack

Budget beyond the price: IMT transfer tax is progressive (roughly 1–7.5% by bracket and use), stamp duty 0.8%, notary and registration €1,000–2,000, and if you take a mortgage, stamp on the loan 0.5–0.6%. Annual IMI runs 0.3–0.45% of ratable value. Non-resident sellers face a withholding on proceeds if you later sell — knowing the mechanics before the first offer pays for the lawyer.

Where people lose money: unlicensed extensions, rural land with building restrictions, inherited-title complications and “decorative” promissory contracts. A local solicitor charging €1,000–2,500 for full due diligence is the best-value line in the entire budget.