Every question.
Answered honestly.

Yes, absolutely. Portugal places no restrictions on foreign property ownership — citizens of any nationality can purchase residential or commercial property freely. There is no requirement to be a resident, hold a visa, or even have a Portuguese bank account prior to purchase (though you will need one for the final transaction). Portugal actively welcomes international investment, and the legal framework is transparent and well-established.

The process has five key steps: (1) Obtain a NIF (Portuguese tax number) — this takes 1 day and can be done with a power of attorney if you're not yet in Portugal. (2) Open a Portuguese bank account for the fund transfer. (3) Make an offer and sign the CPCV (promissory purchase contract), paying a deposit of typically 10–30%. (4) Due diligence — your solicitor checks title deeds, planning permissions, outstanding debts, and licences. (5) Sign the Escritura (final deed) at a notary, pay the remaining balance, and receive the keys.

No. Many of our clients complete purchases remotely. You will need to grant a Power of Attorney (Procuração) to your solicitor in Portugal, who can then act on your behalf for the NIF application, bank account, and both the CPCV and Escritura signings. We offer virtual viewings and can facilitate the entire process without you visiting Lisbon until (or if) you choose to.

A NIF (Número de Identificação Fiscal) is Portugal's tax identification number — equivalent to a UK NI number or US Social Security Number. You need it for virtually everything in Portugal: opening a bank account, signing contracts, and paying taxes. You can obtain one in person at any Finanças office with your passport, or remotely via a fiscal representative with a Power of Attorney. It typically takes 1–2 business days and costs nothing. We can connect you with a solicitor who handles this routinely.

The CPCV (Contrato-Promessa de Compra e Venda) is a legally binding preliminary purchase contract. When you sign it, you pay a deposit — typically 10–30% of the purchase price. If you pull out without valid legal reason, you forfeit your deposit. If the seller pulls out, they must return double your deposit. This is why a thorough legal due diligence before signing the CPCV is essential, and why we always recommend engaging a qualified solicitor before this stage.

Yes, though the terms are less favourable than for residents. Portuguese banks typically offer non-residents a maximum LTV (loan-to-value) of 60–70%, compared to up to 90% for residents. You'll need proof of income, bank statements, and your NIF. Interest rates in 2025 are variable (Euribor-linked) or fixed. We recommend engaging a mortgage broker early — we can refer you to trusted specialists who work specifically with international buyers.

From your first call with us to keys in hand, most purchases take 8–16 weeks. The timeline depends on: how quickly you find a property you want (1–4 weeks), how fast the legal due diligence proceeds (typically 4–8 weeks), and whether you need a mortgage (which adds 4–6 weeks for approval). Cash purchases with straightforward legal situations can close in as little as 6 weeks.

Budget approximately 6–9% of the purchase price in additional costs. These include: IMT (transfer tax, 1–8% depending on property value and type), Stamp Duty / IS (0.8% of purchase price), Notary and registration fees (~€1,000–1,500), and Solicitor fees (1–2%). If using an agent other than us, their fee is typically paid by the seller in Portugal — so buyer's agent costs are not usually an additional burden. We charge a transparent flat advisory fee disclosed upfront.

IMT (Imposto Municipal sobre Transmissões) is Portugal's property transfer tax, paid by the buyer on purchase. The rate is progressive and depends on the property's value and whether it will be your primary residence. For a non-primary-residence purchase: up to €97,064 is 1%, €97,064–€132,774 is 2%, up to €181,034 is 5%, up to €301,688 is 7%, and above €578,598 is a flat 6%. For primary residences the thresholds are more favourable. Properties above €1M have a flat 7.5% rate.

IMI (Imposto Municipal sobre Imóveis) is Portugal's annual council tax. For urban properties in Lisbon, the rate is typically 0.3% of the tax registration value (VPT), which is usually significantly lower than the market value. For example, a property with a market value of €500k might have a VPT of €180k, resulting in an annual IMI of approximately €540. We provide the exact IMI figure for every property we present.

For non-residents and standard residents, rental income is taxed at a flat rate of 28%. For NHR (Non-Habitual Resident) status holders, Portuguese rental income is taxed at a preferential 20% flat rate. You can deduct expenses including maintenance, insurance, condominium fees, and depreciation against rental income. If you operate an Alojamento Local (short-term rental), VAT may also apply depending on your annual revenue level.

NHR (Non-Habitual Resident) status is a special tax regime for new Portuguese tax residents. Note: NHR was replaced by IFICI for new applicants from January 2024, though existing NHR holders retain their status for the remainder of their 10-year period. IFICI offers similar benefits: a 20% flat rate on Portuguese-sourced income from qualifying high-value activities, and potential exemptions on foreign-sourced income (dividends, pensions, capital gains) for 10 years. To qualify: you must not have been a Portuguese tax resident in the previous 5 years. Application is made to the Portuguese Tax Authority (AT) and must be submitted before March 31st of the year following your first year of residency.

Yes. For non-residents, capital gains are taxed at 28% on the full gain. For residents, 50% of the gain is included in taxable income and taxed at progressive rates. There is a full exemption if the proceeds from the sale of your primary residence are reinvested in another primary residence in Portugal or the EU within 36 months. Inflation adjustments and acquisition costs (including IMT, legal fees, and documented renovation costs) can be deducted from the gain.

No visa is required to purchase property in Portugal. Any foreign national can buy property regardless of their visa or residency status. However, if you wish to live in Portugal for more than 90 days in any 180-day period (as a non-EU citizen), you will need a residency visa. Buying property does not automatically grant residency rights — though it can support a visa application.

The D7 Passive Income Visa is designed for individuals who have a stable passive or remote income — retirees, freelancers, remote employees, and investors. The minimum income requirement is approximately €760/month (the Portuguese minimum wage), though in practice consulates prefer to see higher amounts. It requires proof of accommodation (your purchased property qualifies), health insurance, and a clean criminal record. Processing time is typically 2–4 months. After 5 years of legal residency, D7 holders can apply for permanent residency or citizenship.

The Portuguese Golden Visa programme was significantly reformed in 2023. Direct residential property investment no longer qualifies as a route to Golden Visa. Qualifying investment categories now include: investment funds (€500k+), capital transfer (€1.5M+), job creation (10 employees), and cultural or scientific donation. The pathway to citizenship (5 years) and the minimal stay requirement (7 days/year) remain intact for new applicants through qualifying routes. If you are specifically seeking a residency-by-investment route, we recommend speaking with an immigration lawyer about current options.

Portugal's Digital Nomad Visa (D8) is designed for remote workers employed by or providing services to companies based outside Portugal. The income requirement is higher than D7: approximately €3,280/month (four times the minimum wage). You'll need an employment contract or client contracts, proof of income for the past 3 months, health insurance, and a clean criminal record. It offers the same residency pathway as D7, with the same path to citizenship after 5 years.

Portuguese citizenship by naturalisation requires 5 years of legal residency. You must demonstrate basic knowledge of the Portuguese language (A2 level), have no criminal record, and have maintained legal residency status. Portuguese citizenship grants full EU citizenship — including the right to live and work anywhere in the European Union. Processing times for citizenship applications currently run at approximately 12–18 months from submission.

Gross yields in Lisbon range from 4.5% to 7.5% depending on location, property type, and rental strategy. Short-term (Airbnb-style) rentals in central tourist zones such as Alfama and Mouraria can exceed 7% gross, but carry higher management costs and are subject to licensing restrictions. Long-term lets in areas like Parque das Nações typically yield 5.5–6.5% gross. Net yields after costs (management, maintenance, vacancy, taxes) are typically 2–3 percentage points lower. We provide a detailed net yield calculation for every property we present.

Alojamento Local (AL) is Portugal's licensing system for short-term rentals (Airbnb, Booking.com). As of 2023, new AL licences are suspended in most central Lisbon parishes (Misericórdia, Santa Maria Maior, Santo António, Campolide, Belém, and others). However, existing AL licences can be transferred with the property — and properties with active AL licences command a premium in the market. Some outer areas and Parque das Nações remain open for new AL licensing. We identify AL-licensed properties specifically for investor clients.

Lisbon is generally considered a low-risk, liquid market for real estate investment by European standards. Key risks to be aware of: Regulatory risk — AL licensing restrictions have tightened and could tighten further. Interest rate sensitivity — like all European markets, Lisbon has been affected by Euribor rate rises. Concentration risk — tourist-heavy neighbourhoods are more exposed to global travel slowdowns. Renovation risk — older buildings can have hidden structural issues. We address each of these transparently in every investment brief we prepare.

You can find studio and small one-bedroom apartments in emerging Lisbon neighbourhoods (Mouraria, Penha de França, Marvila) from approximately €150,000–€200,000. For more central locations or properties with AL licences, budgets of €300,000–€500,000 are more typical for a quality one or two-bedroom apartment. Prime areas like Príncipe Real start around €500,000 for a 1-bed. We work with clients across all budget levels and always find the best quality available within a given range.

Both have merit. New builds offer energy efficiency, lower maintenance costs, modern layouts, and often a developer warranty. They typically command a price premium but require lower immediate capex. Older properties (especially pre-1960 Pombaline or Art Nouveau buildings) offer more character, often larger floor plates, and better value per m². They may require renovation but can deliver stronger capital appreciation and short-term rental appeal. The right answer depends on your budget, risk appetite, and intended use — we discuss this thoroughly in our first call.

Lisbon is an excellent city for families. It is one of Europe's safest capital cities, with very low crime rates. There is a strong network of international schools (British, French, German, IB) in and around Lisbon, making the transition straightforward for families relocating from abroad. Outdoor lifestyle, Atlantic beaches within 30 minutes, and a culture that is genuinely warm towards children make it a compelling choice. Cost of living is 40–50% lower than London or Paris, meaning a higher quality of family life on the same income.

Lisbon has excellent internet infrastructure. Fibre broadband is widely available across the city, with speeds of 1Gbps available from providers like NOS, MEO, and Vodafone for approximately €30–50/month. Co-working spaces are abundant, particularly in neighbourhoods like Parque das Nações, Alcântara (LX Factory area), and Príncipe Real. Mobile coverage is strong throughout the city and most of the country. This is one of the reasons Lisbon consistently ranks in the top 5 European cities for digital nomads.

No — Lisbon is one of the most English-friendly capitals in Europe. English is widely spoken in restaurants, shops, healthcare, and business settings, particularly among younger generations (Portugal ranks highly in the EF English Proficiency Index). That said, learning basic Portuguese is warmly received by locals and makes daily life considerably richer. Most of our international clients manage comfortably in English while picking up Portuguese over time.

Portugal has a public health service (SNS) that is accessible to legal residents, though wait times can be long for non-urgent care. Most expats opt for private health insurance, which is significantly more affordable than in the UK or US — comprehensive plans start from approximately €80–120/month per adult. Major private hospital groups like CUF and Lusíadas offer world-class facilities with English-speaking staff. Emergency care at public hospitals is available to anyone regardless of status.

We believe in complete fee transparency. Our advisory fee structure is disclosed clearly at the start of every engagement — before you commit to anything. In Portugal, real estate agent fees are customarily paid by the seller, not the buyer, which means in many standard transactions our buyer advisory service carries no direct cost to you. For certain bespoke advisory mandates (independent buyer's agent, investment analysis, or relocation concierge services), a flat advisory fee applies — always agreed in writing upfront.

Tomás advises fluently in English, Portuguese, and Spanish. All written reports, property briefs, and correspondence are available in English and Portuguese as standard. For French or German-speaking clients, we work with trusted bilingual associates who can support you in your language throughout the process.

The 30-minute initial call is designed to be genuinely useful to you — regardless of whether you decide to work with us. Tomás will ask about your goals, timeline, and budget, give you an honest assessment of what's realistic in the current market, answer your most pressing questions, and outline the next steps if you'd like to proceed. There is no sales pitch and no obligation. Many clients leave the first call with a clearer picture of the Lisbon market than they've gained from months of independent research.

Yes — this is what sets us apart from a standard listing agency. We accompany you through every stage: property search and shortlisting, offer negotiation, introduction to vetted solicitors and notaries, tax and visa guidance, mortgage referrals, and post-purchase setup (property management, renovation, furniture sourcing, utility connections). Think of us as your entire local support network in Lisbon, condensed into one trusted relationship.