Golden Visa Portugal - Guide to EU Residency

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Golden Visa Portugal

Advantages of the Golden Visa

Get a Portuguese passport

Live, Work and Study in Portugal

Travel freely in the Schengen Area

Low physical presence required

Most popular scheme in Europe

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The Golden Visa?

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The Golden Visa Process


Real Estate Investment Options

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:

  1. 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;

  2. 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; 

  3. 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);

  4. 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.


Who is Eligible

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:

  1. Final Deeds of Purchase, or Promissory Contract;

  2. 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;

  3. 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;

  4. Official Tax Description of the Real Estate, when Legally feasible;

  5. 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.

You can check all costs and taxes associated after you’ve purchased a  property in Portugal here.


Golden Visa Qualified Areas

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

The Golden Visa Timeline of Application

1-4 Months
Invest and apply via the Portugal Golden Visa Programme
Years 1 & 2
Golden Visa application is valid for 2 years.
Years 3 & 4
Portuguese Golden Visa renewal valid for 2 years
Years 5 & 6
Golden Visa 2nd renewal is valid for 2 years. By the end of year 5, you can apply for citizenship or permanent residency

Golden Visa Properties

  • Commercial Property
  • 121 sqm
  • REF: PW454
Maria I
  • 1-3 Bed
  • 2023
  • REF: PW2721
Riverside 280 GV
  • 1-2 Bed
  • March 2023
  • REF: PW2087

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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.

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