Real Estate Tax Guide for Non-Resident Buyers in Portugal (2026)

To obtain a Portuguese Golden Visa in 2026, you must complete an eligible non-real estate investment starting from €250,000, maintain it for at least 5 years, and clear clean background checks. Direct real estate purchases and real estate-linked funds are no longer eligible.

• Non-Real Estate Investment Funds (€500,000): Transfer of €500,000 or more into qualified non-real estate venture capital funds (sociedades de capital de risco) dedicated to the capitalization of commercial companies operating in Portugal.

• Cultural Heritage & Artistic Production (€250,000): A minimum investment of €250,000 (€200,000 in low-density territories) dedicated to artistic production, preservation, or restoration of national cultural heritage through certified institutions.

• Scientific Research (€500,000): Investment of €500,000 or more in research activities conducted by public or private scientific institutions integrated into the national technological system.

• Job Creation & Business Capitalization:

  • Option A: Creation of at least 10 full-time jobs (reduced to 8 jobs in low-density regions).

  • Option B: Investment of €500,000 to incorporate a local company or increase the capital of an existing Portuguese company, creating or maintaining at least 5 permanent full-time jobs for 3 years.

To apply for the Golden Visa, you must submit proof of the qualifying investment, a valid passport, clean criminal records, and tax clearance certificates from Portuguese authorities.

• Valid Passport or official identification document.

• Proof of legal entry and legal stay in Portugal (Schengen entry stamp or visa).

• Proof of comprehensive health insurance in Portugal.

• Criminal record certificate from your country of origin/residence (issued within 90 days).

• Portuguese Tax Identification Number (NIF) and local bank account details.

• Tax Clearance Certificates from Portuguese Tax Authorities (Finanças) and Social Security (Segurança Social).

• Official declaration/proof of the completed qualifying investment.

• Affidavit of honor confirming compliance with investment duration requirements.

Securing your Golden Visa involves four key steps: appointing legal representation, obtaining tax credentials, executing the investment, and submitting the application to AIMA.

1. Consult a Immigration Lawyer: We connect you with verified legal specialists.

2. Obtain NIF & Open Bank Account: Complete fiscal registration and local banking setup.

3. Execute Your Investment: Transfer funds into your chosen eligible pathway (e.g., non-real estate fund).

4. Submit Application & Biometrics: File online via AIMA portal and attend the biometrics appointment in Portugal.

The 5-year requirement for citizenship begins on the date your Golden Visa application is formally submitted and registered, ensuring that administrative processing delays do not penalize your timeline.

Holding a Golden Visa does not automatically make you a tax resident in Portugal unless you physically reside in the country for more than 183 days per year, meaning you only pay taxes on income generated within Portugal.

Sim, o investimento apenas necessita de ser mantido durante o período mínimo de 5 anos enquanto titular da autorização de residência provisória, podendo ser livremente liquidado após a concessão da residência permanente ou cidadania.

Yes. The IFICI scheme offers a flat 20% IRS tax rate on employment or self-employment income from eligible high-value activities (tech, innovation, scientific research, executive management) for 10 years. It requires higher education qualifications, tax residence in Portugal, and zero Portuguese tax residence in the prior 5 years. Foreign pensions are not eligible.