ENEN
PT
FR
ENENPTFRBuying
How to buy property in Portugal as a foreigner — the 2026 step-by-step
Buying property in Portugal as a foreigner is well-trodden and entirely doable — there are no nationality restrictions and you don't need residency or a visa. But the process has a specific shape, and the points where foreign buyers lose money are predictable. This is the complete step-by-step, start to keys, written independently — we don't sell you the house.
Get matched with a vetted local agentCan a foreigner buy property in Portugal?
Foreign ownership of Portuguese property is completely normal and legally straightforward. A buyer from the US, UK, Brazil, India or anywhere else has the same right to own a Portuguese home as a Portuguese citizen. There is no minimum spend, no special permit, no restricted zones for residential property. Two things to set expectations. First, 'can buy' and 'can finance' are different — a non-resident mortgage is available but on tighter terms (covered in our mortgage guide). Second, buying does not get you residency: since October 2023 you cannot buy a property to qualify for the Golden Visa. If living in Portugal is the goal, that runs on a separate track — the D7 or D8 visa — which you can pursue in parallel with, but independently of, the purchase.
The 8-step buying process
**Step 1 — NIF.** Get your Portuguese tax number first; nothing legal happens without it. Any non-resident can obtain one remotely. **Step 2 — Bank account.** Not strictly mandatory but strongly advised — IMI, utilities, condominium fees and mortgage payments all run smoothly through a Portuguese account. **Step 3 — Financing.** If you need a mortgage, get a pre-approval (decisão prévia) before you make offers. It tells you your real budget and makes your offers credible to sellers. **Step 4 — Search and offer.** Find the property. A buyer-side agent (rather than relying only on the seller's agent) negotiates for you and screens the property. Offers in Portugal are typically informal until the CPCV. **Step 5 — Lawyer + due diligence.** Instruct your own independent lawyer. They verify title, charges, licences, construction legality, tenancy and condominium status — see our property-lawyer guide for the full checklist. **Step 6 — Promissory contract (CPCV).** The Contrato Promessa de Compra e Venda legally binds both sides. You pay a deposit, usually 10%. The CPCV sets the price, timeline, conditions and penalties. If the seller pulls out they typically owe double the deposit; if you pull out you typically lose it — so this is the commitment point, and it must be lawyer-reviewed. **Step 7 — Complete due diligence + financing.** Between CPCV and deed: the mortgage is finalised, the bank's valuation done, any outstanding checks closed. **Step 8 — Escritura.** The notarial deed is signed at the notary; the balance is paid; the mortgage deed (if any) is signed at the same time; you pay IMT and stamp duty; the property is registered to you. You get the keys.
| Step | What happens | Typical timing |
|---|---|---|
| 1–3 NIF, bank, financing | Set-up — can be done before you even choose a property | 2–6 weeks (overlaps with search) |
| 4 Search + offer | Find property, agree price informally | Highly variable |
| 5–6 Lawyer, due diligence, CPCV | Independent checks, sign promissory contract + 10% deposit | 2–4 weeks |
| 7 Complete financing + checks | Mortgage finalised, valuation, remaining due diligence | 4–8 weeks |
| 8 Escritura | Notarial deed, balance paid, registration, keys | 1 day (the signing) |
From accepted offer to keys: roughly 6–10 weeks for a cash buyer, 8–12 weeks with a non-resident mortgage. Source: standard Portuguese conveyancing practice.
The promissory contract (CPCV) — the real commitment point
Foreign buyers sometimes treat the escritura as 'the contract' and the CPCV as a formality. It is the reverse. By the time you reach the escritura, the deal is essentially done; the CPCV is where the legal commitment is made. What a good CPCV does for the buyer: sets a clear completion deadline; makes completion conditional where it should be (notably a financing condition, so you don't forfeit your deposit if a mortgage you applied for in good faith is refused); specifies exactly what's included (fixtures, furniture, parking, storage); and states the penalty mechanics. The default penalty regime — seller pays double the deposit, buyer forfeits it — can be varied by the contract, which is one more reason it must be read by your lawyer, not signed on trust because 'it's standard'.
Mistakes that cost foreign buyers money
**Signing the CPCV unrepresented.** The single most expensive mistake. Once you've signed and paid 10%, your room to fix problems collapses. **The agent's lawyer.** The agent works for the seller; a lawyer they steer you to is not independent. Instruct your own. **No financing condition.** If you'll use a mortgage, the CPCV must let you exit without forfeiting the deposit if the loan is refused. Without that clause, a declined mortgage costs you 10% of the price. **Forgetting the ~7–8%.** IMT, stamp duty, notary, registration and legal fees add roughly 7–8% on top of the purchase price and cannot be financed. Budget them from day one — see our cost-of-buying guide. **Price vs valuation.** A mortgage lends a percentage of the *lower* of price or the bank's valuation. If the valuation comes in under your offer, your deposit grows. Keep a buffer. **AL licence assumptions.** Buying for short-term rental? In much of Lisbon, Porto and the central Algarve, new AL licences are frozen. Verify an existing licence transfers — 'apply later' is not a plan.
Frequently asked questions
Can foreigners buy property in Portugal?
Yes, with no nationality restrictions. EU and non-EU buyers have identical rights. You don't need to be a resident or hold a visa. You will need a Portuguese tax number (NIF) and, strongly advised, an independent lawyer.
How long does it take to buy property in Portugal?
From accepted offer to keys, roughly 6–10 weeks for a cash buyer and 8–12 weeks with a non-resident mortgage. Set-up steps (NIF, bank account, mortgage pre-approval) can be done in parallel with the property search.
What is the CPCV?
The Contrato Promessa de Compra e Venda — the binding promissory contract signed before the final deed, with a deposit customarily 10%. It is the real commitment point: seller default typically means double the deposit back to you; buyer default typically means forfeiting it. It must be lawyer-reviewed.
Do I need to be in Portugal to buy?
No. A Portuguese lawyer can act under a power of attorney and sign the promissory contract and even the notarial deed on your behalf, so a non-resident can complete a purchase remotely. This is standard for cross-border buyers.
Does buying property give me Portuguese residency?
No. The Golden Visa real-estate route was removed in October 2023. Buying property grants no residency by itself. If living in Portugal is the goal, the D7 (passive income) or D8 (remote work) visa is a separate, parallel process.
How much does buying cost beyond the price?
Roughly 7–8% in acquisition costs — IMT transfer tax, stamp duty, notary and registration, and legal fees — none of which can be financed. Use our IMT calculator for the exact figure on any purchase price.
Last verified:
Sources:- Código Civil — promissory contracts (contrato-promessa) (Consolidated 2025)
- Código do Registo Predial — property registration (Consolidated 2025)
- IMPIC — real-estate transaction oversight (2026)
