Portugal Homes provides you with a handbook with everything you need to know to apply for the Golden Visa Portugal programme. The programme offers fast track to non-European investors who invest a minimum amount on Portuguese real estate, as defined by law in order to receive a residency permit in the country, alongside other attractive tax advantages. Welcome to Portugal Homes, we will help you with the investment that best suits your needs.
The Golden Visa in Portugal has been around since 2012 and was created as a way of enabling non-EU citizens the right to gain a residency permit in exchange for a 6-year real estate investment. Not only has the Golden Visa programme helped people live and work in the area, but it has also done wonders for the local economy. It's said that nearly six billion euros have been invested in Portugal since the launch of the scheme.
Portuguese Golden Visa is one of the most popular citizenship by investment programmes both in Europe and the world, because of relatively affordable property prices (one of the lowest of all EU capitals), Portugal is a safe country to live with affordable quality of life and good health care.
With a great transportation system and internationally recognized Universities, the city of Lisbon is one of the most eco-friendly cities in the world, boasting one of the best climates in continental Europe along with the best blue flag beaches making it a very attractive option for holidaymakers & investors.
Those who gain access to Portugal's citizenship by investment only need to spend a minimum period of 14 days in the country, either consecutively or intermittent, within each 2 year visa period, still keeping all the benefits that come with being an EU resident, including visa-free unlimited travel and the option to live, work and study in Portugal.
The Portugal Golden Visa programme was launched by the Government to grant resident status to all real estate investors and respective families wishing to invest in Portugal. This is done through real estate investments and available to any citizen outside of the EU.
Once the golden visa residency permit is granted, you will have the right to:
Holders of a Portuguese golden visa card are given a temporary residence permit in Portugal for two years, which is renewable for another two-years. By the end of year 5, holders of the golden visa can apply for a permanent residency or Portuguese citizenship, if all other legal requirements are met.
There has been a “dramatic spike” in enquiries for the Portuguese Golden Visa programme and Portugal has proven to be an extremely attractive option; its relatively low cost of living with beautiful landscapes, rich history and culture along with a very high standard of safety and security have all been strong reasons why it has become so popular.
Also, Lisbon was ranked by accounting firm PWC (PricewaterhouseCoopers) as the best city for real estate investment and development prospects in Europe during 2019. Property prices in the metropolitan area of the capital were up by about 8 percent in 2018, and rental yields ranged from 5.5 to 6 percent. In 2020, during the pandemic, the sale of properties increased by 23% in May with investment surpassing €146 million, which means that even during the confinement period, the market in Portugal was able to maintain a significant activity level.
While the process isn’t very complicated, it does involve gathering a lot of documentation - both in Portugal and in your country of origin. You may collect all the needed documents and apply for Portugal's golden visa on your own, but it would be beneficial and much faster to resort to local professionals. Portugal Homes skilled professionals know the local property market and laws. Not only would we save you time and money, but our consultants can also advise you on the best investments available in the market, we are here to help you with preparing documentation, providing attorney services, and to follow your needs during the whole period of your temporary residence obtained with us.
The Portuguese government has also announced that Golden Visa applications will now be digitalized. All documents will be submitted digitally, including the issuance of the Portuguese Individual Tax Number. This will help reduce bureaucracy and enable us to fasten your application process.
Please fill the form at the bottom of this page for a more detailed consultation.
The Portugal golden visa programme allows family reunion, permitting the following family members to join the golden visa holder in Portugal:
Family members receive the same rights, and will also be eligible for permanent residency or Portuguese citizenship after five years in the Golden Visa Programme.
Portugal Golden Visa by investment is governing the granting of Residence Permit for Investment (ARI / Golden Visa), enabling third-country nationals to obtain a temporary residence permit to conduct business activities with visa waiver to enter national territory. Portugal residency by investment includes:
280k – This level of investment is available only for properties in low population density areas, i.e., interior territories or in the Autonomous Regions of the Azores and Madeira;
350k – At this level of investment, the applicant can purchase Real Estate located in urban areas but from January 2022 can only purchase a Golden Visa property in the interior territories or in the Autonomous Regions of the Azores and Madeira. Properties must be constructed more than 30 years ago and in need of refurbishment. The sum for property and reconstruction must reach the 350k minimum investment;
500k (and more) – You may invest in all types of Real Estate investments available in Portugal (until the new changes are put into place in January 2022 - read more below);
From January 2022, you'll still be able to invest in Commercial, Offices, and Touristic Developments in coastal areas of the mainland, and the 500k option will still be eligible for you anywhere in the Azores & Madeira. However, major cities like Lisbon, Porto, the Algarve, Braga, amongst others, will no longer qualify or be eligible for Golden Visa investments.
If you are interested in purchasing a Golden Visa property in Lisbon, Porto or the Algarve, now is the time to do so as changes will come into effect on the 1st of January 2022.
The Portugal golden visa programme requirements may vary according to your level of investment, However, the investor is required to obey the following:
Keep his/her real estate investment for a period of 6 years;
The funds must come from outside into Portugal;
A valid document for legal entry and stay in Portugal;
No references in Portuguese Immigration and Schengen Services;
No criminal record;
Stay in Portugal for a minimum period of 14 days, either consecutively or intermittent, within each 2 year visa period.
All third-country citizens who conduct an investment activity, as an individual business person or through a company set up in Portugal or in another EU Member State and who, in addition, are stably settled in Portugal, provided these citizens fulfill the quantitative requirements and the time requirements set out by the relevant legislation, may apply for a Residence Permit for Investment.
The investment can be made as an individual or through a legal entity meeting certain requirements. You will also need to meet the (minimal) physical presence requirements.
Anyone except Portuguese and EU/EFTA citizens - can apply for the Golden Visa Programme after completing a suitable investment into Portugal before asking for Portugal permanent residence.
You can bring your family members, including your spouse, as well as your children (as long as they are younger than 18 at the time of application, or enrolled in studies and being supported by you). In certain circumstances, you can even bring your parents and/or in-laws, as long as you can demonstrate that you are supporting them.
The amount of documentation needed to acquire Portugal's permanent residency by investment varies according to the level of investment. For a 500k investment you will need the following documents:
Final Deeds of Purchase, or Promissory Contract;
Declaration issued by a financial institution accredited or registered in national territory by the Bank of Portugal confirming an actual international bank transfer for purchasing or for payment as an initial deposit of the sale agreement;
Certificate of the Land Registry Office issued within the prior 45 days, comprising the registrations, endorsements, and entries in force and proving the ownership of the real estate, free of any encumbrances, or certificate of registry comprising the provisional record of purchase, when legally feasible, with an initial deposit;
Official Tax Description of the Real Estate, when Legally feasible;
Excerpt of the Commercial Register issued within the prior 45 days in case the investment is made by means of a single-member limited company of which the applicant is the proprietor.
All documentation (unless otherwise noted) needs to be issued within 90 days before your online application.
Anything issued by a foreign entity has to be legalized (e.g., with an apostille if your country of origin has signed the Hague convention). Moreover, anything that’s not in Portuguese needs to be translated and certified.
Besides the level of investment in Real Estate, the applicant will have other associated costs such as the down payment for the property, which is made in cash, as well as the legal documentation necessary to submit, which may also have associated costs.
Buying real estate in Portugal attracts certain taxes, stamp duty, and fees. We recommend investors' budget for around 6%-8% in total, the main element being Property Transfer Tax (IMT).
Government fees per family member for application of the Golden Visa are 5336,40€. Renewal fees every two years apply at 50% of those rates. In addition, there is a processing fee on application and renewal of 533,90€ for the main applicant plus 83,30 per family member. In addition, applicants need to plan for lawyer's fees, typically between 6000€ - 8000€ per family.
The news changes will be applied to all of the largest cities and developed areas from January 2022. You can check the key areas that the Government has allowed to remain open for property investment below:
Over the coming months, we will assess each of these areas and look at the structure and investment potential, giving you a report on each of the ones we believe has potential, giving you a steady return for your investment.
Could not have asked for a better team. Very happy, satisfied and glad we've done business together.Arthit Narula from Thailand
David comes across as a very knowledgeable and very understanding with clients needs. His professionalism is well demonstrated in the way he tailored the options for us based on our requirements. Very happy!Ahsan Ahmed from United Arab Emirates
Very helpful and friendly. A hugely knowledgeable specialist in the field.SC Pang from Hong Kong, China
Ryan, our investment advisor was very helpful with the Golden Visa process and buying the property from day one. We feel we can trust Portugal Homes and this is the main issue when you want to invest in a foreign country. All the staff was professional and friendly.Niloofar Mani from Iran
Portugal Homes is very customer-oriented. Mr. George Hobson epitomizes professionalism and dedication. This in addition to his amiable and congenial attitude.Investor from Algeria
We have had a great experience with the after-sales service form Portugal Homes! Mariana has gone out of her way to assist us in challenging circumstances. We would not hesitate to recommend Portugal Homes to potential buyers.William Von Broembsen
Very knowledgeable and professional, able to provide clear advice that meets my need such that I can make decision quickly. Efficient and energetic team.Tang Wing Yun from Hong Kong
Thank you. Lovely experience with all of the staff. George was very helpful, knowledgeable and had a good grasp of the financials. Will recommend Portugal Homes to friends. Also excellent experience with the After Sales - very helpful.Nadia Webb
Ryan is fantastic. Very helpful, nice and professional. He provides swift responses to me whenever I raise him a question.Rubby Lee from Hong Kong
Portugal Homes did a great job keeping me up to date with progress on my new home construction purchase by providing regular and comprehensive reports. This helped to ease anxieties about doing a home purchase in the midst of a global pandemic.Investor from the USA
Although through Zoom, we established great confidence in George's integrity. [It was] important for us to have confidence in the staff's ability to feel aligned in views.Donald Collie from Australia
The process was very quick and clear. I got all the information I needed in the first hour. The experience was perfect.Tomoko Inoue from Japan
Ryan is very professional, but also friendly and knowledgeable about the Golden Visa market. He was also flexible as travelled from the Algarve to meet me in Lisbon to stand in for 1 colleague at short notice.Investor from UK
It's fantastic how Ryan had complete knowledge regarding Lisbon and dealt with us in a great manner.Akbar Ali - Investor from Pakistan
So far it has been great. Simon is very knowledgeable and friendly.Loay El Abiad - Investor from Saudi Arabia
Everyone I met with and spoke with has been extremely knowledgeable and professional. Dealing with native English speakers who understand things from my perspective was very reassuring. Finally, knowing that I had Matthew in my corner gave me the confidence to proceed with the process of buying an apartment in Lisbon. Thanks very much.Investor from the USA
A full service, one stop opportunity. Very easy for us a foreigners. Ryan Dunn went above and beyond for us. We appreciate him and his work!Jose Arias - Investor from the USA
My property advisor, Mathew McGurn, was truly excellent! His knowledge, professionalism and attention to details was much appreciated. He worked hard to not only find a property that fit all my requirements, he negotiated successfully with agents making sure my offer won over other buyers bidding for the same property. In addition, his communication skills, prompt response time and general help with my getting settled in Portugal went above and beyond the normal.Investor from the USA
Luísa is a very understandable person, she knew exactly what we were looking for and even showed us and gave us more choices to pick from. Very professional advice, hospitality and service.Roshana (Zulfiqar) Mian | Hong Kong
The overall experience was great from follow up to After Sales. I would like to give special thanks to Mr. Simon, Ms. Francisca and Ms. Mariana.Investor from UAE
Want to know how much Portugal residency permit by investment program is going to cost? Simply fill in the details according to your requirements to receive a more accurate quote. Once you have submitted your information, we will be in touch to discuss your needs further.