Authored by the expert who managed and guided the team behind the Portugal Property Pack
Everything you need to know before buying real estate is included in our Portugal Property Pack
If you're a foreigner thinking about buying property in Portugal and hoping it might help you get residency or citizenship, the rules have changed significantly since October 2023.
This guide walks you through exactly what buying real estate in Portugal does and doesn't get you when it comes to immigration status in early 2026.
We keep this article constantly updated as Portugal's immigration and nationality laws continue to evolve.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Portugal.
Insights
- Portugal's Golden Visa program no longer accepts real estate investments for new applications since October 2023, which means buying property alone cannot get you residency anymore.
- Foreign buyers paid 62% more per square meter than domestic buyers in Greater Lisbon in 2025, showing how international demand is shaping prices in Portugal's most competitive neighborhoods.
- Portugal's national median house price reached a record of around 2,065 euros per square meter in mid-2025, representing a 19% year-on-year increase according to official statistics.
- The Portuguese Parliament approved a new nationality law in October 2025 that would extend the residency requirement for citizenship from 5 years to 10 years, but key provisions were struck down by the Constitutional Court in December 2025, leaving the current 5-year rule in place for now.
- Lisbon remains Portugal's most expensive property market, with median prices exceeding 4,800 euros per square meter, while interior regions like Beiras e Serra de Estrela offer homes for under 750 euros per square meter.
- Closing costs when buying property in Portugal typically range from 7% to 10% of the purchase price, including transfer tax (IMT), stamp duty, notary fees, and registration costs.
- The Algarve region saw property prices rise by 9.3% year-on-year in 2025, with average prices around 3,400 euros per square meter, driven by strong foreign demand and tourism.
- Popular neighborhoods for foreign buyers in Lisbon include Campo de Ourique, Estrela, Parque das Nações, and Príncipe Real, all commanding prices well above 5,000 euros per square meter.
Can buying property help me get permanent residency in Portugal?
Does buying a property qualify or at least help for residency in Portugal?
As of early 2026, buying property in Portugal does not by itself qualify you for any residency permit, because the legal change known as "Mais Habitação" (Law 56/2023) removed real estate from the Golden Visa program in October 2023.
There is no minimum property investment amount that leads to residency in Portugal anymore, since real estate is simply not an eligible route for new Golden Visa applications.
However, owning a home in Portugal can still serve as useful supporting evidence when you apply for other visa categories, such as the D7 passive income visa, the D8 Digital Nomad visa, or a work-based permit, because immigration authorities like to see that you have stable accommodation.
In that sense, your property purchase can make your application feel more "real" and well-prepared, but it does not replace the actual legal requirements of whichever visa route you choose.
Is there any residency visa directly linked to property ownership in Portugal right now?
No, there is no residency visa directly linked to property ownership available for new applicants in Portugal as of early 2026, because the government closed the real estate route for the Golden Visa (ARI) program in October 2023.
Buying a primary residence (your main home) in Portugal does not qualify you for any property-linked residency visa, since this option was specifically eliminated under the "Mais Habitação" housing reform.
Similarly, buying a rental or investment property does not qualify you for residency either, because the law change applied to all types of real estate purchases, not just primary homes.
Can real estate investment lead to citizenship in Portugal?
Can property investment directly lead to citizenship in Portugal?
No, property investment cannot directly lead to citizenship in Portugal, because the country has never had a "citizenship by buying property" program, and even the former residency-by-investment route through real estate was closed for new applications in October 2023.
A higher property investment amount does not accelerate the citizenship timeline in Portugal, because citizenship eligibility is tied to years of legal residence and meeting integration requirements, not to how much money you spent on real estate.
The typical timeline from any initial investment or visa to citizenship eligibility in Portugal is five years of legal residence under current law, though proposed changes could extend this to ten years if new legislation takes effect.
The key difference between citizenship-by-investment programs (which Portugal does not offer) and naturalization through residency is that naturalization requires you to actually live in the country, demonstrate ties to the community, and pass a Portuguese language test at the A2 level.
Is citizenship automatic after long-term residency in Portugal?
No, Portuguese citizenship is not automatic after long-term residency, because you must submit a formal application and meet specific eligibility conditions including language proficiency and a clean criminal record.
Under current law in early 2026, five years of legal residency in Portugal is required before you can apply for citizenship by naturalization, though proposed legislation could extend this to ten years for most applicants.
Beyond the residency time, you must pass a Portuguese language test at the A2 level (basic conversational proficiency) through an accredited institution like CAPLE, and the Portuguese Parliament approved a new civic knowledge test requirement in October 2025, though this is still pending final implementation.
The typical processing time for citizenship applications in Portugal has varied widely due to administrative backlogs, with some cases taking two to three years after all requirements are met, though the government has been working to reduce these delays.
What are the real requirements to become a citizen in Portugal?
Do I need physical presence for citizenship in Portugal right now?
Portugal's official guidance in early 2026 does not specify an exact minimum number of days per year you must be physically present, but it emphasizes "legal residence in Portugal for five years," which strongly implies real ties and actual presence in the country.
The physical presence requirement is generally calculated based on your continuous legal residence status rather than a strict day-count formula, though you need to maintain your registered address, tax filings, and other ties that demonstrate genuine residence.
Portuguese authorities verify physical presence through various means during citizenship processing, including checking entry and exit stamps, reviewing tax residency records, and assessing evidence of integration such as employment, schooling, and community ties.
There are some exemptions or reduced requirements for certain applicants, such as nationals of Portuguese-speaking CPLP countries, spouses of Portuguese citizens, and descendants of Portuguese nationals, who may qualify through different pathways with modified residency rules.
Can my spouse and kids get citizenship too in Portugal in 2026?
As of early 2026, spouses of Portuguese citizens can apply for citizenship after three years of marriage or de facto union, without needing to meet the standard residency requirement, which is a separate pathway from naturalization through residence.
Family members generally cannot apply together in a single combined citizenship application; instead, each person must submit their own application once they individually meet the eligibility criteria for their specific pathway.
Children who are minors can typically be included as dependents in residency applications, and children born in Portugal to foreign parents may have citizenship rights if at least one parent had legal residence in Portugal for at least one year before the birth (five years under proposed new rules).
Spouses face different requirements than the main applicant because their pathway is based on the marriage or partnership relationship, requiring proof of the union's duration and authenticity rather than a lengthy residence period.
What are the most common reasons citizenship is denied in Portugal?
The most common reason citizenship applications are denied in Portugal is having a serious criminal conviction, particularly sentences involving significant prison time, which the Ministry of Justice explicitly flags as a disqualifier for nationality.
Two other frequently cited reasons for citizenship denial are insufficient proof of Portuguese language proficiency (failing to provide a valid A2-level certificate) and involvement in terrorism-related activities, which is a hard stop under Portuguese nationality law.
Applicants who are denied citizenship in Portugal can generally reapply after addressing the issue that caused the denial, and there is no mandatory waiting period specified for reapplication, though it makes sense to resolve the problem before trying again.
The single most effective step applicants can take to avoid citizenship denial in Portugal is to prepare a complete and well-documented application, including obtaining the language certificate early, ensuring a clean criminal record from all countries of residence, and maintaining consistent legal status throughout the residency period.
A Portugal-specific reality check for homebuyers
Can foreigners buy property in Portugal freely?
Yes, foreigners can freely buy residential property in Portugal without any nationality-based restrictions, and you will have the same property ownership rights as Portuguese citizens.
The important distinction is that while buying property is easy, the immigration benefit many people assume (property purchase leading to residency) no longer exists for new applicants since October 2023.
You can own property in Portugal as a non-resident, rent it out, use it as a holiday home, or eventually move there on a different visa type, but the property itself is not your ticket to residency status.
Where are the most popular neighborhoods for foreign buyers in Portugal?
In Lisbon, foreign buyers tend to focus on neighborhoods like Campo de Ourique, Estrela, Lapa, Príncipe Real, Parque das Nações, and Avenidas Novas, where prices typically exceed 5,000 euros per square meter.
In the Cascais area west of Lisbon, popular spots include Monte Estoril, Cascais Centro, and São João do Estoril, offering a coastal lifestyle with easy access to the capital.
In Porto, foreign buyers gravitate toward Foz do Douro, Nevogilde, Aldoar, Boavista, and Cedofeita, with median prices in premium areas reaching around 3,800 euros per square meter.
In the Algarve, the most sought-after locations include Lagos, Tavira, Vilamoura, Quarteira, and parts of Albufeira, with the "Golden Triangle" around Quinta do Lago and Vale do Lobo commanding luxury prices above 9,000 euros per square meter.
What should I budget for closing costs when buying property in Portugal?
A safe planning range for closing costs when buying property in Portugal is 7% to 10% of the purchase price, which covers the main taxes, notary fees, and registration.
The largest component is usually IMT (property transfer tax), which uses progressive rates published in the tax code and varies based on the property price, location (mainland versus islands), and whether it's your primary residence or a secondary home.
Stamp duty in Portugal is typically 0.8% of the purchase price or the property's tax value (whichever is higher), applied on top of the IMT.
Additional costs include notary fees (around 500 to 1,000 euros), land registry fees (around 250 euros), and legal fees (typically 2,000 to 5,000 euros depending on the complexity of the transaction).
What are current property price levels in Portugal?
Portugal's national median house price reached approximately 2,065 euros per square meter in mid-2025, representing a 19% year-on-year increase and the highest level ever recorded according to Statistics Portugal (INE).
In the Lisbon Metropolitan Area, median prices are around 3,400 to 4,900 euros per square meter depending on the exact location, with central Lisbon parishes like Santo António exceeding 6,000 euros per square meter.
Porto's median prices stand at roughly 3,300 euros per square meter, while the Algarve averages around 3,400 euros per square meter, with both regions continuing to see strong foreign demand.
For buyers seeking more affordable options, interior regions like Centro, Alentejo, and Beiras e Serra de Estrela offer properties below 1,500 euros per square meter, often with historic charm and development potential.