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
Buying property in Portugal typically takes between 2.5 to 5 months from start to finish for most international buyers. The timeline depends on several factors including your residency status, financing needs, and the complexity of your chosen property. Understanding each step's duration helps you plan effectively and avoid unnecessary delays in your Portuguese property purchase.
If you want to go deeper, you can check our pack of documents related to the real estate market in Portugal, based on reliable facts and data, not opinions or rumors.
Most property purchases in Portugal take 2.5 to 5 months from obtaining your NIF to moving in, with EU residents typically completing faster than non-EU buyers.
The process involves 12 distinct steps, each with specific timeframes that can significantly impact your overall buying timeline.
| Step | Typical Duration | Key Factors |
|---|---|---|
| NIF Application | Few minutes to 10 business days | EU vs non-EU status, application method |
| Bank Account Opening | 2-3 weeks | Document completeness, residency status |
| Property Search | Few weeks to 3 months | Location preferences, budget flexibility |
| Promissory Contract | 2-4 weeks after offer | Negotiation complexity, legal review |
| Due Diligence | 2-3 weeks | Property age, legal complications |
| Mortgage Approval | 2-6 weeks | Bank choice, applicant profile |
| Deed Preparation | 1-2 weeks | Notary availability, document readiness |
| Fund Transfer | 2-5 business days | Transfer amount, compliance checks |
| Property Registration | 1-2 weeks | Registry office workload |
| Utility Setup | Few days to 1 week each | Service provider, technician availability |
Fact-checked and reviewed by our local expert
João Morais 🇵🇹
Founder | Real Estate Advisor, at Wilderness Investments
How long does it usually take to get a Portuguese fiscal number (NIF) before starting the buying process?
Getting a Portuguese NIF typically takes anywhere from a few minutes to 10 business days, depending on your approach and residency status.
EU citizens can often obtain their NIF instantly when applying in person at tax offices or citizen shops (Lojas do Cidadão) across Portugal. The process is straightforward and requires only a valid EU passport or ID card.
Non-EU citizens face a slightly longer process, usually taking 2 to 10 business days. You can apply through a fiscal representative, Portuguese consulates abroad, or online through the tax authority portal. As of September 2025, the online system has become more efficient, but still requires document verification.
The fastest method for non-EU residents is using a fiscal representative service in Portugal, which can often complete the process within 1-3 business days for a fee of around €50-150.
It's something we develop in our Portugal property pack.
How many days or weeks should I expect for opening a Portuguese bank account once I have my NIF?
Opening a Portuguese bank account typically takes 2 to 3 weeks after obtaining your NIF.
The timeline varies significantly based on your residency status and chosen bank. Portuguese residents can often open accounts within a few days, while non-residents should expect the full 2-3 week timeframe.
Major banks like Millennium BCP, Caixa Geral de Depósitos, and Novo Banco each have different requirements and processing speeds. Some banks offer expedited services for property buyers, reducing the timeline to 1-2 weeks.
International document authentication can add extra time for non-EU residents. Banks require proof of income, address verification from your home country, and sometimes apostilled documents, which need to be processed and verified.
Remote account opening has become more common since 2024, but final account activation often still requires an in-person visit to a Portuguese branch.
On average, how long does it take to find a suitable property in Portugal, from first visits to making an offer?
The property search phase typically ranges from a few weeks to 3 months, depending on your criteria and market conditions.
Buyers with flexible requirements and higher budgets often find suitable properties within 3-6 weeks. Those seeking specific locations, features, or price points should expect 2-3 months of active searching.
Portugal's major cities like Lisbon and Porto have faster-moving markets where desirable properties can sell within days of listing. Rural areas and smaller coastal towns offer more time for consideration but have limited inventory.
As of September 2025, the Portuguese property market remains competitive, especially for properties under €500,000. Many buyers visit 10-20 properties before making an offer.
Working with a local real estate agent significantly speeds up the process, as they can pre-screen properties and arrange efficient viewing schedules.
Once an offer is accepted, how quickly can the promissory contract typically be signed?
The promissory contract (Contrato de Promessa de Compra e Venda) is usually signed within 2 to 4 weeks after offer acceptance.
This timeframe allows for contract negotiation, legal review, and preparation of the required deposit (typically 10-20% of the purchase price). Both parties need time to review terms and conditions carefully.
Portuguese law requires specific clauses in promissory contracts, and lawyers need adequate time to ensure compliance. Rush agreements often lead to complications later in the process.
The deposit payment method can affect timing - bank transfers take longer than certified checks, especially for international buyers. Most sellers prefer cleared funds before signing.
Complex properties or those with existing tenants may require additional negotiation time, potentially extending this phase to 4-6 weeks.
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How many weeks does it usually take for due diligence checks like verifying property ownership, debts, and licenses?
Due diligence in Portugal typically takes 2 to 3 weeks, though this can extend for complicated properties.
The process involves checking the property's registration at the Land Registry (Conservatória do Registo Predial), verifying no outstanding debts, and confirming all licenses are valid. These checks are mandatory and protect buyers from hidden liabilities.
Newer properties with clear documentation complete due diligence faster, often within 2 weeks. Older properties, especially those in rural areas or with multiple previous owners, may require 3-4 weeks for thorough verification.
Portuguese lawyers typically handle this process, coordinating with various government offices. Some documentation is now available online, speeding up certain checks that previously required in-person visits.
Properties with existing mortgages, liens, or legal disputes can significantly extend due diligence time, sometimes requiring 4-6 weeks to resolve all issues.
If financing is needed, how long does the mortgage approval process in Portugal usually take?
Portuguese mortgage approval typically takes 2 to 6 weeks after submitting a complete application.
Portuguese banks generally approve mortgages faster for residents and EU citizens, often within 2-3 weeks. Non-EU applicants should expect 4-6 weeks due to additional documentation requirements and international income verification.
Pre-approval processes have become more efficient since 2024, with many banks offering preliminary approval within 1 week. However, final approval still requires property valuation and legal verification.
Bank choice significantly impacts timing - Caixa Geral de Depósitos and Millennium BCP often process applications faster than smaller regional banks. Private banking services can expedite approvals for higher-value transactions.
It's something we develop in our Portugal property pack.
| Bank Type | Typical Timeline | Approval Rate for Foreigners |
|---|---|---|
| Major National Banks | 2-4 weeks | 70-80% |
| Regional Banks | 3-6 weeks | 60-70% |
| Private Banking | 1-3 weeks | 85-90% |
| Online Banks | 2-5 weeks | 65-75% |
| International Banks | 3-4 weeks | 75-85% |
| Credit Unions | 4-6 weeks | 55-65% |
| Specialist Lenders | 2-4 weeks | 80-90% |
How many days should I plan for the notary to prepare and schedule the final deed signing?
Notary preparation and scheduling for the final deed (Escritura) typically takes 1 to 2 weeks.
The notary must review all documentation, prepare the deed, and coordinate schedules with all parties involved. This includes verifying that all prior conditions have been met and funds are available.
Busy notary offices in Lisbon and Porto may require longer scheduling times, especially during peak buying seasons (spring and early summer). Rural areas often offer more flexible scheduling within the 1-2 week timeframe.
As of September 2025, many notaries have implemented digital scheduling systems, making the process more predictable. However, all parties (buyer, seller, lawyers) must be available on the chosen date.
Complex transactions involving multiple properties or corporate buyers may require additional preparation time, extending the process to 2-3 weeks.
How long does it usually take for funds to be transferred and cleared in a Portuguese bank account before closing?
International fund transfers to Portuguese bank accounts typically take 2 to 5 business days to clear completely.
SEPA transfers from other EU countries usually clear within 1-2 business days, while transfers from outside the EU can take 3-5 business days depending on the originating bank and amount.
Large transfers (over €100,000) often trigger additional compliance checks, potentially adding 1-2 extra days to the clearance process. Portuguese banks are required to verify the source of significant funds.
Wire transfer fees vary by bank and amount, typically ranging from €15-50 for incoming international transfers. Some banks offer premium services that guarantee same-day or next-day clearance for higher fees.
It's advisable to initiate fund transfers at least one week before the scheduled deed signing to account for any unexpected delays or additional verification requirements.
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.
Once the deed is signed, how many days does it take for the property to be officially registered in my name?
Property registration in the new owner's name typically takes 1 to 2 weeks after deed signing.
The notary submits registration documents to the Land Registry (Conservatória do Registo Predial) immediately after the deed signing. The registry office then updates ownership records and issues new certificates.
Digital registration systems implemented across Portugal since 2023 have streamlined this process significantly. Most registrations now complete within 1 week, compared to 2-4 weeks in previous years.
Busy registry offices in major cities may take the full 2 weeks during peak periods. Rural areas often complete registrations faster due to lower volume.
You'll receive official confirmation and new property certificates once registration is complete. These documents are essential for insurance, utilities, and any future property transactions.
How much time should I allow for getting utility accounts transferred or set up?
Setting up or transferring utilities in Portugal typically takes a few days to 1 week per service.
Electricity and water transfers are usually the fastest, often completed within 2-3 business days if the services are already connected. Gas connections may take 3-5 days, especially if new meters need installation.
Internet and cable services typically require the longest setup time, often needing 1-2 weeks due to technician scheduling and potential infrastructure work. Popular providers like MEO, NOS, and Vodafone have varying installation timelines.
Rural properties or those requiring new connections may need 2-3 weeks per service. It's advisable to begin utility applications immediately after deed signing to minimize delays.
As of September 2025, most Portuguese utility companies offer online application systems, but final connections still require in-person visits or technician installations.
If I'm buying as a foreigner without EU residency, how much extra time does the process usually add for paperwork?
Non-EU residents should expect an additional 2 to 4 weeks to the overall buying timeline due to extra documentation requirements.
Additional time is needed for document apostilization, official translations, and enhanced bank compliance checks. These requirements don't necessarily extend each individual step but add cumulative delays throughout the process.
Portuguese banks require additional documentation from non-EU buyers, including proof of income, tax clearance certificates, and sometimes references from home country banks. Processing these documents adds 1-2 weeks to the bank account opening and mortgage approval phases.
Some legal procedures require certified translations of foreign documents, which typically take 3-5 business days per document. Large document packages can extend this to 1-2 weeks.
It's something we develop in our Portugal property pack.
From start to finish, what is the realistic total timeline most buyers in Portugal experience?
Most property buyers in Portugal complete their purchase within 2.5 to 5 months from initial NIF application to moving in.
EU residents with cash purchases can often complete the process in 2.5-3.5 months, while non-EU buyers requiring financing should plan for 4-5 months. These timelines assume no major complications or delays.
The property search phase is the most variable component, potentially extending the timeline significantly if you have very specific requirements. Flexible buyers who can adapt their criteria often complete purchases faster.
Peak buying seasons (April-August) may add 2-4 weeks to the overall timeline due to increased competition and busier professional schedules among lawyers, notaries, and banks.
Cash purchases eliminate mortgage approval time, potentially reducing the overall timeline by 4-6 weeks. However, due diligence and legal processes remain the same regardless of financing method.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buying property in Portugal requires careful timeline planning, with most purchases taking 2.5 to 5 months from start to finish.
Each step has specific timeframes that can impact your overall schedule, making it essential to understand the process before beginning your Portuguese property journey.
Sources
- MigRun - How to Get a Portuguese NIF for Non-Residents
- Reddit - Portugal NIF Detailed Guide
- Get Golden Visa - NIF Number in Portugal
- E-Residence - NIF for Non-Residents
- NovoMove - Portugal Bank Account Guide
- Oliveira Lawyers - Opening Bank Account
- Worktugal - Banking Guide
- BeGlobal Properties - Buying Timeline
- Portugal Investment Properties - Buying Guide
- Portuguese Government - NIF Application