Legal & Ownership — Portugal
Caderneta Predial, RAN/REN zones, and what foreign buyers need to know about ownership in Portugal.
Updated February 2026
Portugal
Portugal places no nationality-based restrictions on property ownership. EU and non-EU buyers can purchase residential, rural, or commercial property freely.
NIF — Número de Identificação Fiscal
All buyers must have a Portuguese NIF before signing any contract or opening a bank account. Obtainable from the Autoridade Tributária e Aduaneira (AT):
- In Portugal: at any AT office (bring passport)
- Outside Portugal: at the Portuguese consulate, or via a fiscal representative (procurador)
Golden Visa update
Portugal's property-based Golden Visa investment route was discontinued in October 2023. Property purchase no longer qualifies for a Portuguese Golden Visa. Alternative investment routes remain open (VC funds, cultural investment, job creation), but property is specifically excluded.
NHR (Non-Habitual Resident) tax regime
The NHR regime, which provided 10–20 year income tax benefits for new residents, was substantially reformed from 1 January 2024 — replaced with the IFICI (Incentivo Fiscal à Investigação Científica e Inovação). The original NHR is no longer available to new applicants. Buyers planning to relocate to Portugal should take specific tax advice.
Mortgage access
Portuguese banks lend to non-residents. LTV typically 60–70% for non-residents; EU residents may access 70–80%. Rates are variable-rate linked to Euribor by default.
Based on AT Portugal, SEF/AIMA, Autoridade Tributária
Last reviewed: Feb 2026