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
Yes, foreigners can legally buy and own residential property in Portugal, including the land underneath it, with no nationality-based restrictions in place as of early 2026.
Portugal uses a registry-based ownership system, so your rights are protected by formal registration with the Land Registry (Conservatória do Registo Predial), not just a signed deed.
We constantly update this blog post to reflect the latest rules, rates, and market conditions.
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 charges no IMT transfer tax on primary residences valued below approximately 106,000 euros in 2026, making entry-level homes more accessible for foreign buyers.
- Non-EU citizens buying property in Portugal must appoint a fiscal representative to obtain a NIF (tax number), adding around 100 to 300 euros per year in compliance costs.
- The stamp duty on property purchases in Portugal is a flat 0.8% of the purchase price, which remains the same for both locals and foreigners.
- Leases longer than six years in Portugal must be registered with the Land Registry to be enforceable against third parties, a rule many foreign buyers overlook.
- Portugal's annual property tax (IMI) ranges from 0.3% to 0.45% of the tax-assessed value for urban properties, paid to the municipality where the property is located.
- The Golden Visa program in Portugal no longer accepts standard residential property purchases in Lisbon, Porto, or most coastal areas since 2022, limiting real estate pathways to residency.
- Foreign buyers in Portugal typically pay total closing costs of around 6% to 10% of the purchase price, with IMT being the largest single expense.
- Portugal's BUPi platform allows buyers to confirm rural land boundaries through georeferenced mapping, reducing the risk of boundary disputes common with rustic plots.
- The Casa Pronta one-stop service in Portugal handles deed signing, tax payment, and Land Registry registration in a single appointment, available to foreigners without residency.
Can a foreigner legally own land in Portugal right now?
Can foreigners own land in Portugal in 2026?
As of early 2026, Portugal places no general ban on foreigners (whether from the EU or outside) buying and owning residential property, including the land underneath it, which means you have the same ownership rights as a Portuguese citizen.
There are no nationality-based quotas or caps limiting the number of properties a foreigner can own in Portugal, so you won't face the kind of restrictions that exist in countries like Thailand or Indonesia.
The closest thing to an exception involves corporate buyers connected to jurisdictions on Portugal's "more favorable tax regime" list, where IMT (property transfer tax) can jump to a higher flat rate, but this rarely affects individual buyers purchasing in their own name.
Portugal treats all foreign nationalities equally when it comes to property ownership eligibility, so whether you're American, British, Chinese, or Brazilian, the rules and procedures are the same.
Can I own a house but not the land in Portugal in 2026?
As of early 2026, Portugal's property law allows you to own a building separately from the land through structures like the "direito de superfície" (right of surface), which is a formally recognized legal arrangement where someone builds or owns a structure on land owned by another party.
If you own a structure under a right of surface, you receive a registered title for that specific right, which is recorded in the Land Registry just like full ownership, though it will clearly show the nature and duration of your right.
When a right of surface or long-term land lease expires, what happens to the building depends on the contract terms, but typically the building reverts to the landowner unless the agreement specifies compensation or renewal options, which is why careful contract review is essential before entering such arrangements.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Portugal. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Portugal right now?
Foreign ownership eligibility in Portugal is determined at the national level, meaning no region, city, or municipality can ban foreigners from buying property within its borders.
What does vary by municipality is the annual IMI property tax rate (within the legal range of 0.3% to 0.45% for urban properties), urban planning rules that determine what you can build or renovate, and specific legal preference rights in certain protected or rehabilitation areas that can affect your sale timeline.
These regional differences exist because Portugal gives municipalities some autonomy over local taxation and land use, but they never extend to deciding who is allowed to own property in the first place.
We cover a lot of different regions and cities in our pack about the property market in Portugal.
Can I buy land in Portugal through marriage to a local in 2026?
As of early 2026, marriage to a Portuguese citizen is not necessary to buy property in Portugal because foreigners can already purchase freely without any local spouse or partner.
What marriage does affect is how ownership is recorded between spouses, which depends on your marital property regime (such as community of property or separation of assets), and this determines whether both names appear on the title and whether both spouses must consent to future sales.
If the marriage ends in divorce, the division of property follows Portuguese family law and the terms of your marital regime, so a foreign spouse who contributed to a property purchase may have clear rights to their share depending on how the regime was structured and documented.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Portugal.
We have made this infographic to give you a quick and clear snapshot of the property market in Portugal. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Portugal?
Do I need residency to buy land in Portugal in 2026?
As of early 2026, residency is not required to buy residential property in Portugal, and you can complete a purchase as a non-resident visitor or even someone who has never set foot in the country.
You do not need a visa or residence permit to complete a land transaction in Portugal, although you will need a valid passport and a Portuguese NIF (tax identification number) to sign contracts and pay taxes.
It is legally possible to buy property in Portugal remotely without being physically present by using a lawyer or solicitor with a notarized power of attorney, who can sign documents on your behalf at the notary or Casa Pronta office.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Portugal here.
Do I need a local tax number to buy lands in Portugal?
Yes, you must obtain a Portuguese NIF (Número de Identificação Fiscal) before you can sign a purchase contract, open a bank account, or pay property taxes in Portugal.
The typical process takes 5 to 10 business days if you apply online through a fiscal representative, or you can visit a local tax office (Finanças) in person where the NIF is usually assigned immediately, though wait times can be long at busy locations in Lisbon or Porto.
While not strictly required by law in all cases, opening a local Portuguese bank account is strongly recommended because you will need to pay IMT, stamp duty, notary fees, and ongoing expenses like utilities and annual IMI tax.
Is there a minimum investment to buy land in Portugal as of 2026?
As of early 2026, Portugal does not impose any minimum purchase price or investment threshold for foreigners to buy residential property, so you can legally purchase a home or plot at any price the market offers.
The only practical minimum is covering transaction costs, which include IMT (property transfer tax starting from zero for low-value primary residences), stamp duty at 0.8%, and closing fees that typically add up to 6% to 10% of the purchase price.
Are there restricted zones foreigners can't buy in Portugal?
Portugal does not have "foreigners banned here" zones for residential property, so there are no border regions, military exclusion areas, or coastal strips where foreign ownership is prohibited by nationality.
What can restrict your purchase is planning and building law, not ownership law, so certain protected natural areas, classified heritage zones, or agricultural reserves may limit what you can do with a property rather than whether you can own it.
To verify whether a specific plot falls within any restricted planning zone, you can request information from the local municipality (Câmara Municipal) or check the national territorial planning portal (SNIT/DGT), and your lawyer should do this as standard due diligence before you commit.
Can foreigners buy agricultural, coastal or border land in Portugal right now?
Foreigners can generally purchase agricultural, coastal, or border land in Portugal without nationality-based restrictions, so the ownership question is almost always "yes."
For agricultural land, there are no foreign ownership bans, but you may face strict rules on what you can build or convert, meaning you could own a farm but not be able to turn it into a residential estate without specific permits.
Coastal land in Portugal is subject to environmental protections and building setbacks (such as the Domínio Público Marítimo rules), which can prevent construction near the shoreline even on privately owned plots.
Border land near Spain has no foreign ownership restrictions in practice, as Portugal's open EU borders mean there are no military or security exclusion zones that would block a purchase by a non-Portuguese buyer.
Get fresh and reliable information about the market in Portugal
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What are the safest legal structures to control land in Portugal?
Is a long-term lease equivalent to ownership in Portugal right now?
A long-term lease in Portugal can provide housing security, but it is not equivalent to ownership because you do not hold title to the property, cannot sell it freely, and your rights depend entirely on the contract terms and proper registration.
There is no fixed maximum lease length in Portuguese law for residential properties, but leases longer than six years must be registered with the Land Registry to be enforceable against third parties, meaning if the property is sold, your unregistered lease may not protect you.
Transferring, selling, or bequeathing lease rights depends on what your contract allows, and while some leases include assignment clauses, you should assume transferability is limited unless explicitly stated and registered.
Can I buy land in Portugal via a local company?
Yes, foreigners can purchase property in Portugal through a locally registered company (Lda or SA), and there are no nationality restrictions on who can own shares in a Portuguese company that holds real estate.
Portugal does not require local shareholders or directors in a property-holding company, so you can own 100% of a Portuguese company as a foreign individual or through a foreign holding structure, though beneficial ownership must be disclosed.
However, buying through a company adds compliance costs (annual accounts, corporate tax filings, beneficial ownership reporting) and can trigger higher IMT in certain situations, especially if the company is connected to a jurisdiction on Portugal's "more favorable tax regime" list, so this structure is usually only worthwhile for specific asset protection or investment reasons.
What "grey-area" ownership setups get foreigners in trouble in Portugal?
Grey-area arrangements are relatively common among foreigners who try to cut corners, especially on rustic land where title and boundary issues are more frequent and due diligence is often skipped.
The most common problematic setups include: buying based on an unverified title (the seller does not actually own what you think), skipping or delaying Land Registry registration (leaving you exposed to third-party claims), relying on informal side agreements that contradict the registered deed, and assuming buildability on rural plots without written municipal confirmation.
If Portuguese authorities or courts discover an illegal or grey-area structure, consequences can range from your purchase being voided, to losing your deposit, to facing tax penalties if the structure was designed to evade IMT or stamp duty, and in extreme cases, criminal liability for fraud.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Portugal.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Portugal versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How does the land purchase process work in Portugal, step-by-step?
What are the exact steps to buy land in Portugal right now?
The typical process involves: (1) obtaining your NIF, (2) engaging a lawyer and possibly a fiscal representative, (3) conducting due diligence by pulling Land Registry information and verifying boundaries, (4) signing the promissory contract (CPCV) and paying a deposit, (5) paying IMT and stamp duty before closing, (6) signing the final deed (escritura) at a notary or Casa Pronta, and (7) registering your ownership with the Land Registry.
A clean, cash purchase with straightforward documentation can close in as little as two to four weeks once due diligence is complete, but deals commonly stretch to two or three months when title issues, licensing questions, or financing are involved.
Key documents you will sign include: the promissory contract (CPCV) committing you to buy and the seller to sell, the final purchase deed (escritura pública de compra e venda) transferring ownership, and the Land Registry application to formally record your title.
What scams are common when it comes to buying land in Portugal right now?
What scams target foreign land buyers in Portugal right now?
Scams targeting foreign buyers in Portugal are not as widespread as in some other countries, but they do occur, especially in rustic land transactions where boundaries are unclear and due diligence is often rushed.
The most common scam types include: fake listings with stolen photos and pressure to wire deposits before verification, sellers who do not actually own the property or share ownership with undisclosed heirs, "buildable" plots that turn out to have no construction license path, and boundary scams where you view one plot but sign for another.
Top warning signs include: a seller who is "abroad" and insists on deposits before you can verify anything, prices significantly below market without a clear reason, reluctance to provide Land Registry documents, and pressure to skip the promissory contract stage.
If you fall victim to a scam in Portugal, you can pursue civil action through the courts and report the fraud to the police (PSP or GNR), but recovery is often slow and uncertain, which is why prevention through proper due diligence is far more effective.
We cover all these things in length in our pack about the property market in Portugal.
How do I verify the seller is legit in Portugal right now?
The most reliable method is to request the Certidão Permanente (permanent Land Registry certificate) online through Predial Online for about 15 euros, which shows the registered owner's name exactly as recorded and whether it matches the seller's identification documents.
To confirm the title is clean, review the Land Registry certificate for any recorded encumbrances, mortgages, liens, usufruct rights, or pending legal actions, and have your lawyer cross-check the Caderneta Predial (tax matrix) to ensure the property descriptions match.
You should also request a court search from the local tribunal for the property's jurisdiction (costing about 20 to 30 euros) to reveal any recent legal actions that may not yet appear on the registry.
A qualified lawyer (advogado) or solicitor (solicitador) is the most essential professional for verifying seller legitimacy in Portugal, as they can interpret registry documents, conduct court searches, and ensure the deed is properly executed.
How do I confirm land boundaries in Portugal right now?
The standard procedure involves reviewing the property description in both the Land Registry certificate and the Caderneta Predial, then physically inspecting the plot to ensure the registered boundaries match what is on the ground.
Official documents to review include the Certidão Permanente (Land Registry certificate) for the legal description and boundaries, the Caderneta Predial (tax matrix) for the physical attributes, and for rural land, the georeferenced graphical representation (RGG) available through the BUPi platform.
Hiring a licensed surveyor (topógrafo) is not legally required but is strongly recommended for rural or irregularly shaped plots, especially where boundaries have never been formally surveyed or where neighbors dispute fence lines.
Common boundary problems foreign buyers encounter in Portugal include: discovering after purchase that the plot is smaller than advertised, overlapping claims with neighbors due to outdated or imprecise registry records, and buying rustic land where physical markers (walls, fences) do not match the registered description.
Buying real estate in Portugal can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Portugal?
What purchase taxes and fees apply in Portugal as of 2026?
As of early 2026, the two main purchase taxes are IMT (property transfer tax) ranging from 0% to 8% depending on property value and use, and stamp duty (Imposto do Selo) at a flat 0.8% of the purchase price or tax value, whichever is higher.
Typical closing costs in Portugal range from about 6% to 10% of the purchase price, with IMT being the largest component, followed by stamp duty, notary fees (a few hundred euros), Land Registry fees (around 250 euros), and legal fees (usually 1% to 1.5% plus VAT).
The main individual costs are: IMT (calculated on progressive brackets for primary residences, or flat rates for secondary homes and commercial properties), stamp duty at 0.8%, notary/Casa Pronta fees of roughly 300 to 500 euros, Land Registry fees of approximately 250 euros, and legal fees typically between 1,000 and 5,000 euros depending on deal complexity.
These taxes and fees are generally the same for foreigners as for Portuguese citizens, with the exception that proposed 2026 rules may increase IMT for non-resident buyers, though final implementation details are still pending.
What hidden fees surprise foreigners in Portugal most often?
The most common "hidden" costs range from about 1% to 3% of the purchase price on top of the expected closing costs, and they typically include items buyers forgot to budget rather than truly secret charges.
Specific fees that surprise foreigners include: higher-than-expected IMT when the purchase falls into a less favorable bracket, fiscal representative fees of 100 to 300 euros per year for non-EU buyers, BUPi/survey costs of 500 to 2,000 euros for rustic land boundary clarification, condominium arrears inherited from the seller, and the ongoing annual IMI tax of 0.3% to 0.45% of the tax-assessed value.
These costs typically appear at different stages: IMT bracket surprises emerge when you run the actual calculation before closing, boundary and registry regularization costs surface during due diligence, condominium arrears are discovered when reviewing property documentation, and IMI becomes an annual post-purchase expense.
To protect yourself, always run an IMT calculation using the official tables before you commit, request condominium meeting minutes and financial statements, have your lawyer verify the Caderneta Predial tax value (which determines IMI), and budget an extra 2% to 3% contingency for unexpected items.
We made this infographic to show you how property prices in Portugal compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Portugal, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Portal das Finanças - Compra da casa | Portugal's official tax authority guide to home purchase taxes. | We used it to confirm which taxes apply at purchase. We connected it to the IMT rate tables and practical closing checklists. |
| Portal das Finanças - IMT Code (CIMT Art. 17) | The actual law text Portugal uses to calculate property transfer tax. | We used it to state the current IMT brackets for 2026. We also flagged corporate buyer scenarios that trigger higher rates. |
| Portal das Finanças - Stamp Duty Table (TGIS) | The official stamp duty table used nationwide for property transactions. | We used it to confirm the 0.8% stamp duty on acquisitions. We also noted stamp duty that applies to mortgages. |
| Portal das Finanças - IMI Code (CIMI Art. 112) | The law text setting legal IMI rate ranges in Portugal. | We used it to state the annual IMI range (0.3% to 0.45% urban). We translated it into practical annual cost estimates. |
| Justiça.gov.pt - Casa Pronta | Portugal's official one-stop closing and registration service description. | We used it to list documents and steps handled at closing. We showed the service is available to foreigners without residency. |
| Justiça.gov.pt - Registo Predial | The official explanation of Portugal's Land Registry system. | We used it to explain how to confirm ownership and encumbrances. We anchored our title verification guidance on this source. |
| ePortugal - NIF Application | The government's citizen-services portal explaining NIF requirements. | We used it to explain what the NIF is used for. We provided it as a plain-language reference alongside stricter tax documents. |
| BUPi - Balcão Único do Prédio | The official platform for rural land identification and boundary confirmation. | We used it to explain georeferenced boundary verification. We provided it as a path to reduce boundary scam risks. |
| Diário da República - NRAU (Lei n.º 6/2006) | Portugal's official gazette publishing binding lease registration law. | We used it to support the six-year lease registration rule. We explained why unregistered leases are not ownership-equivalent. |
| PwC Portugal - Tax Guide 2025 | A major accounting firm's verified analysis of Portuguese property taxes. | We used it to cross-check IMT bracket thresholds and exemptions. We verified our tax calculations against their published figures. |
Get the full checklist for your due diligence in Portugal
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