ON2PORTUGAL is a program developed by the Realty ML Team, which is based on a “ONE STOP SHOP” concept that aims to stimulate and speed up foreign investment in the real estate sector in Portugal. To meet this goal, it has created n “Express Driveway” for foreign investment, structured on a welcome program to support and work “side-by-side” with real estate customers that intend to invest or live in Portugal.
We provide our foreign and Portuguese clients, directly or through our partners, a wide range of services, which we highlight below, but which can be complemented with others, depending on the need.
If you want to buy a property in Portugal, we strongly recommend that you be accompanied by an experienced real estate consultant.
Most real estate agents carry out an exhaustive analysis of the property's documentation to assess documentary and procedural compliance, ensuring that you are purchasing a property without any problems. A Comparative Market Analysis will allow you to determine whether the property is being sold at the market price, which will help during negotiation.
The process of buying a property has the following steps:
The Deed or Final Purchase and Sale Contract is drawn up at a law firm, solicitor, notary or registry office, at which point the property is transferred.
If you want to buy a property in Portugal, we strongly recommend that you be accompanied by an experienced real estate consultant.
Most real estate agents carry out an exhaustive analysis of the property's documentation to assess documentary and procedural compliance, ensuring that you are purchasing a property without any problems. A Comparative Market Analysis will allow you to determine whether the property is being sold at the market price, which will help during negotiation.
The process of buying a property has the following steps:
The Deed or Final Purchase and Sale Contract is drawn up at a law firm, solicitor, notary or registry office, at which point the property is transferred.
The down payment can vary according to various criteria. Normally the minimum is between 10% and 20%, but a strong offer may require an higher down payment, especially because it can be a tie-breaker when we’re offering for an interesting property that may have multiple bidders.
In Portugal it’s unusual to perform technical inspections on the property before purchase.
As a buyer, you can negotiate with the seller to have an inspection carried out and there are companies qualified to do so. Our team can recommend a qualified technician for this service.
Yes. Any foreigner citizen can purchase a property in Portugal.
To buy property in Portugal, the following documentation is required:
* Obtaining a NIF is free, but the process, if handled by a lawyer (and it is recommended to do so), will have a cost for the service and an annual representation fee, if the foreign citizen is not resident in Portugal.
** Given the amounts involved in the final payment at the time of the deed, for the operation to be carried out with complete security on both sides, the buyer usually requests a bankers check or Visa bank issued by the buyers Portuguese bank. The check is issued and signed by the bank manager and the money is available in the seller's account within 24 working hours. Bankers checks or Visa checks issued by foreign bank can take 3 to 4 weeks to be cashable.
After buying a property, a foreign citizen can lease it. The lease can be for use, as the tenant's own permanent home or in the form of a short-term rental (Airbnb, Booking, etc).
Lease profits are considered capital gains and will be taxed in Portugal. The tax on these capital gains will vary between 25% and 28%, depending on the length of the lease contract.
Any property owner in Portugal (national or foreign) can lease their property. Short-term rentals or local accommodation are subject to a license issued by the city hall.
In some Portuguese cities, short term rental is limited or prohibited in areas considered to be under high urban pressure. However, if you buy a property that already has a Short Term License in these areas, you can continue to operate it, because the license is transferred with the property.
There are several credible companies in Portugal that can manage Airbnbs charging a management fee. The owner doesn't have to worry about anything, as the cleaning, maintenance, guest management, etc., is done by the company.
The owner doesn't have to worry about day-to-day management and, can also define the period they want the property for their own use.
The quickest way to get an income from a property is through a lease. The profitability or yield of a lease can vary greatly, depending on the purchase price and the rent that can be obtained.
For an investor, we recommend operations with a gross yield of 6% or more per year. It is possible to find lease operations with yields higher than 10%.
A foreigner can obtain a mortgage in Portugal, up to a maximum amount equivalent to 80% of the value of the property.
The number of years of the mortgage loan depends on the age of the buyer, as it can last until the buyer is 72 years (e.g. if the applicant is 40 years old, they can get a mortgage for a maximum of 32 years).
In Portugal, only banks offer mortgages and, as a rule, they offer fixed-rate, variable-rate or mixed-rate loans.
Mixed-rate loans allow the interest rate to be fixed for a period of 2 or 3 years and then change to a variable rate after that.
During the length of the contract, mortgage loan can be renegotiated with the bank. Most banks also accept transfers of mortgage loans from another bank, allowing the customer to find the best conditions at any given time. Transfer costs can be charges when switching to another bank.
In Portugal, the real estate brokerage commission is traditionally paid by the owner to the agent selling the property, who shares it with the agent accompanying the buyer.
When the client uses a mortgage loan, the banks may charge various costs (opening the process, bank appraisal, deed and registrations), depending on the bank, the amount can vary between €1,200 and €2,000.
If bought with a mortgage loan, it’s generally necessary to have 2 insurances associated with the loan:
The cost of life insurance varies depending on the age of the insured person, the value of the property and the type of risks covered.
Multi-risk insurance depends on the value of the property and is based on criteria for the security of the property and intended degrees of cover.
Taxes are added to the purchase price.
On the purchase of a property, the due taxes are:
Property owners in Portugal pay IMI (Municipal Property Tax) on an annual basis, which is levied on the property's Taxable Asset Value (VPT).
If the property is used as your own permanent home, you can get an exemption from paying IMI for the first 3 years after purchase.
Since October 2023, Portugal no longer has GOLD visas based on the acquisition of real estate. However, it is still possible to obtain a GOLD Visa through other eligible investments in Portugal:
In addition to the GOLD Visa, Portugal has other visa programs, the most common of which are:
Also known as the Retirement Visa or Passive Income Visa, the D7 Visa is a long-term residence visa that was introduced in 2007 and, unlike the GOLD Visa, does not require any investment.
In addition to retirees, this visa may be suitable for some remote workers and digital nomads. This visa is intended for non-EU/EEA/Swiss nationals who wish to reside in Portugal and who have a reasonable passive income. This income can come from a retirement pension, as well as from financial and real estate investment. The applicant must live in Portugal for at least 6 consecutive months or 8 non-consecutive months.
This visa is renewable after the first year and every 2 years thereafter.
With this visa, you can travel to Portugal and apply for a residence permit at the Agency for Integration, Migration and Asylum to carry out a highly qualified activity. You can choose between the Residence Permit or the European Union Blue Card.
With the Blue Card, after 18 months, you can go to any other EU country with your family to carry out a highly qualified activity. In the country of destination, you will exchange the Blue Card granted by Portugal for that country's Blue Card, without much bureaucracy.
It allows entrepreneurs, freelancers and independent service providers to reside in Portugal. The Portuguese government created this visa with the aim of attracting resources and foreign investment to grow the Portuguese economy. This visa only applies to non-EU/EEA/Swiss citizens who want to start a business or transfer their current business to Portugal. You can also choose to invest in an existing company in Portugal.
Each of these visas has its own requirements, which must be met in order to obtain the Residence Permit.
Through any of these visas, after 5 years with a Residence Permit, you can apply for Portuguese citizenship.
Portugal regions with the greatest urban and tourist development are the cities of Lisbon, Porto and parts of the Algarve.
To sell a property, you need the following documents:
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At Realty ML, we offer complete and personalized support to make the buying or selling process simple, safe and efficient. From gathering and verifying the necessary documentation to choosing the ideal property, our specialized team is by your side every step of the way. Find out below, how we can help you make your investment with certainty.
Buying and Selling Real Estate
By carefully identifying your motivations, needs and interests, we will sell your property by the best value possible concerning the market price. In the same way, our buyer’s team will look for the property that best suits your needs and budget.
Constant monitoring ensures that we are always aligned, minimizing the time it takes to achieve the desired results.
Credit Analysis
We have a credit analysis team at your service, duly accredited by the Bank of Portugal, to analyze your needs and find the best mortgage solutions. Whether it's a new loan or a loan transfer to another bank, we can help.
By working with the best Portuguese banks, we're sure to find the conditions that best suit your needs.
Legal Support
We have at your service a team of lawyers and/or solicitors who work in partnership with us to find solutions to your needs.
For obtaining a NIF, opening a bank account in Portugal, powers of attorney, legal advice, registrations, visas, residence permits, translations, wills, drafting or verifying contracts, among many others.
Architecture Project
Do you want to build or renovate your property? We partner with experienced architects who will look at your needs and give them the vision and realization they deserve. From interior renovation projects to complete renovations or completely new construction, our partners will surprise you.
Construction and Renovations
Among our partners, we have companies and technicians qualified to provide services of massonry and painting, installing drywall, plumbing, electricians, windows, security and surveillance systems, telecommunications, gardening, among others.
Do you have any questions? Ask here
Design and Decor
Your home should reflect who you are. With the right decoration and design elements, your home can be transformed into what you've always dreamed of.Intelligent storage solutions, modern and functional furniture, planned kitchens, curtains and carpets, elegant and comfortable sofas... everything you need with the support of an experienced designer to give you the touch of beauty and functionality you desire.
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