Buying property in Portugal · guide for foreign buyers

Buying Property in Portugal as a Foreigner: Step-by-Step Guide (2026)

Foreigners can buy property in Portugal on the same terms as Portuguese citizens, with or without a mortgage, and without living there. Here is how a purchase works, step by step, what it costs and how to finance it as a non-resident.

By the SpreadHunters team · updated October 12, 2026

restriction on foreigners buying property in Portugal

60–80%

usual mortgage financing for non-residents

7.5%

flat property transfer tax (IMT) for most non-resident buyers

≈ 45 days

from a complete mortgage application to the deed

Can foreigners buy property in Portugal?

Yes. Portugal places no restriction on foreigners buying residential property, whatever their nationality and whether or not they live in the country. EU and non-EU buyers have the same rights as Portuguese buyers, and they can finance their purchase with a Portuguese mortgage.

Buying a property does not give you a right to live in Portugal: since October 2023, real estate no longer qualifies for the Golden Visa. If you plan to move, the residence permit is a separate process.

How to buy property in Portugal, step by step

Get a Portuguese tax number (NIF). You need a NIF to sign any contract. It can be obtained remotely. Non-EU residents usually need a tax representative in Portugal.
Set your budget and get a mortgage pre-approval. Banks finance up to 90% of a resident’s main home, generally 60 to 80% for non-residents, and your loan payments must stay below 45% of your net income. A pre-approval tells you exactly how much you can spend before you make an offer.
Find the property and check its documents. Work with a licensed real estate agent (AMI licence) and check the land registry certificate (certidão permanente), the tax record (caderneta predial), the habitation licence and the energy certificate.
Sign the promissory contract (CPCV). The CPCV commits buyer and seller and sets the price, the deposit (often 10 to 20%) and the deadline for the deed. Make sure it includes a clause linked to your financing.
Open a Portuguese bank account. You open it with the bank that grants your loan, once the pre-approval is confirmed: the monthly payments are taken from this account.
Bank valuation and final offer. The bank sends an approved valuer to the property, then issues the final offer and the FINE, the standardised information sheet. You have a mandatory 7-working-day reflection period before accepting it.
Pay the taxes and sign the deed. IMT and stamp duty are paid on the day of the deed (escritura), signed before a notary or another authorised professional. You can sign in person or through a power of attorney. You receive the keys the same day.
After the purchase. The property is registered in your name, usually at the deed. Each year you will pay the municipal property tax (IMI), between 0.3% and 0.45% of the property’s tax value for urban property.

For the financing side, see the 8 steps of a Portuguese mortgage in detail.

How much does it cost to buy property in Portugal?

Purchase costs are paid from your own funds, on top of the down payment. For a non-resident, taxes and fees usually add up to around 10% of the price; for a resident buying a main home, around 5 to 6%.

Cost	Typical amount	When
Property transfer tax (IMT)	Progressive scale up to 8% for a tax resident’s main home; flat 7.5% for most non-residents since 25 May 2026	On the day of the deed
Stamp duty on the purchase	0.8% of the price	On the day of the deed
Stamp duty on the mortgage	0.6% of the amount borrowed	At the deed
Deed, land registry, mortgage registration	Usually €1,000 to €2,000	At the deed
Bank valuation and application fees	Valuation often €250 to €400, plus bank fees	During the application
Lawyer (recommended for non-residents)	Varies with the service	Throughout
Municipal property tax (IMI)	0.3% to 0.45% of the tax value per year (urban property)	Every year

For a full breakdown with worked examples, read our guide to property purchase costs in Portugal in 2026. Estimate your taxes in seconds with our IMT and stamp duty calculator (select “Non-resident” to apply the 7.5% rate).

Financing your purchase as a foreigner

Financing: generally 60 to 80% of the price for non-residents, up to 90% for a resident’s main home.
Income: banks accept foreign income, in euros or in another currency, if it is stable and well documented.
Rates: the average rate on new housing loans was 3.00% in August 2026; see our monthly Portugal mortgage rates update.
Remotely: the whole application can be handled from abroad, in English.

Mistakes to avoid

Looking for a property before knowing your real budget.
Signing a CPCV without a financing clause, or with a deed date that leaves too little time for the mortgage.
Forgetting the purchase costs, especially the 7.5% IMT for non-residents.
Not checking the property’s licence, debts and registry before signing.
Letting the bank’s final offer expire before the deed.

Frequently asked questions

Can foreigners buy property in Portugal?

Yes. There is no restriction on foreigners buying residential property in Portugal, whatever their nationality or country of residence.

Do I need to live in Portugal to buy a property there?

No. You can buy and get a mortgage as a non-resident. You only need a Portuguese tax number (NIF).

Does buying property in Portugal give me a residence permit?

No. Since October 2023, buying real estate no longer qualifies for the Golden Visa. A residence permit is a separate process.

How long does it take to buy property in Portugal?

With a mortgage, allow around 45 days on average between a complete application and the deed, after you have found the property.

Can I buy property in Portugal remotely?

Yes. The CPCV, the mortgage application and the deed can all be signed remotely or through a power of attorney.

Buying in Portugal from abroad?

We check your budget, compare several Portuguese banks and handle your mortgage application remotely, in English. Free for you: we are paid by the partner bank.