Foreigners can buy property in Portugal with no legal restrictions on nationality or quantity. The purchase process has four stages: (1) obtain a Portuguese NIF tax number at Finanças or the Portuguese consulate in your country; (2) sign a CPCV promissory contract with a 10–30% deposit; (3) arrange financing if needed — non-residents can access mortgages at 60–75% LTV; (4) complete the purchase at a notary (escritura). Additional costs to budget: IMT transfer tax (0–8% depending on value and property type), 0.8% stamp duty, and notary fees (600–1,200 €). In Almada, prices range from 90,000 € for a studio in secondary locations to 400,000 € for houses near the coast. Total buying costs typically add 6–9% to the agreed price. The full process from accepted offer to keys takes 6–12 weeks.
Foreigners can buy property in Portugal with no legal restrictions. There are no nationality requirements, no ownership limits and no special permits. What there is — and what surprises many international buyers — is a structured legal process that differs from what most Europeans, Americans and Brazilians are familiar with, and a set of costs that must be calculated before, not after, agreeing a price.
This guide covers everything you need to know to buy residential property in Lisbon and the Almada region: how the market works, what it costs, how the process runs step by step, and what to do before you arrive.
Why Lisbon and Almada
Lisbon has established itself as one of the most internationally attractive residential property markets in Europe. Quality of life, climate, safety, relatively accessible prices compared to other Western European capitals and a growing international community have made it a consistent destination for buyers from Northern Europe, the Americas and beyond.
Almada — the municipality directly across the Tagus river from Lisbon — offers a compelling alternative for buyers who want proximity to Lisbon without its price premium:
- 10 minutes by ferry from central Lisbon (Cais do Sodré), or 20–30 minutes by road across the 25 de Abril Bridge
- Atlantic beaches at Costa da Caparica — 30 kilometres of coastline, 15 minutes from the ferry terminal
- Lower prices: €2,500–€3,800/m² in most of Almada versus €4,000–€8,000/m² in Lisbon
- More space per euro: houses with gardens, larger apartments and quieter residential areas
- Growing international community: French, British, American and Brazilian buyers are already a significant presence
Property prices — current reference data
The following figures are based on actual transactions completed in 2025–2026.
| Location | Price per m² | Most common types | Character |
|---|---|---|---|
| Lisbon (city) | €4,000–€8,000 | T1, T2, T3 apartments | Urban, premium, international |
| Cascais | €4,500–€9,000 | Apartments, villas | Coastal, expat community, luxury |
| Costa da Caparica | €2,800–€4,000 | T2, T3 apartments | Beach town, tourism, residency |
| Charneca de Caparica | €2,600–€3,800 | Houses, T3, T4 | Residential, families, growing |
| Almada (general) | €2,500–€3,500 | T2, T3, T4 | Diverse, urban, well connected |
| Sesimbra | €2,500–€4,000 | T2, T3, houses | Nature, Arrábida, tourism |
| Sintra | €1,800–€4,000 | T2, T3, houses | UNESCO heritage, varied zones |
| Setúbal | €1,700–€2,600 | T2, T3 | Coastal city, Arrábida gateway |
Reference values based on actual transactions. Significant variation by exact location, condition and typology. Updated June 2026.
What it actually costs to buy
Beyond the purchase price, buyers pay several taxes and fees. These are typically between 7% and 10% of the purchase price for properties above €100,000, and should be budgeted separately.
| Cost | Rate / Amount | Paid by |
|---|---|---|
| IMT (property transfer tax) | 0%–8% (varies by value and use) | Buyer |
| Imposto de Selo (stamp duty) | 0.8% of purchase price | Buyer |
| Notary and registry fees | €800–€1,500 approx. | Buyer |
| Legal fees (lawyer) | 1%–1.5% of purchase price (typical) | Buyer |
| Real estate agent fee | 2.5%–5% + VAT (paid by seller in Portugal) | Seller |
| Annual IMI (property tax) | 0.3%–0.45% of assessed value per year | Owner |
Note on IMT: For a primary residence (habitação própria e permanente), the first €97,064 is exempt from IMT. For an investment property or second home, IMT applies from the first euro. The rates are progressive — on a €300,000 investment property, IMT is approximately €13,000. Always calculate before negotiating a final price.
The buying process — step by step
The Portuguese property purchase process follows a clear sequence. Understanding it before you start avoids delays and misunderstandings.
Step 1 — Obtain a NIF (Número de Identificação Fiscal)
A NIF is a Portuguese tax identification number, equivalent to the UK National Insurance number or the US Social Security number for tax purposes. It is mandatory for any property transaction in Portugal. Non-residents can obtain a NIF at any Portuguese tax office (Finanças) or through a representative with a Power of Attorney (procuração). The process is straightforward and typically takes one working day in person, or up to two weeks through a representative.
Step 2 — Open a Portuguese bank account (if financing)
If you plan to finance the purchase with a Portuguese mortgage, a local bank account is required. Cash buyers and buyers financing in their home country do not necessarily need a local account, but it simplifies the process significantly. Several Portuguese banks offer accounts for non-residents.
Step 3 — Make an offer and agree terms
Once a property is identified, a formal offer is made. In Portugal, offers are typically made verbally or in writing directly between parties or through the agent. There is no binding commitment until the CPCV (Promissory Contract) is signed.
Step 4 — Sign the CPCV (Promissory Contract)
The CPCV is the most critical document in the transaction. It records the agreed price, the deposit amount (typically 10% of the purchase price), the completion date and the conditions under which either party can withdraw. If the seller withdraws, they must return double the deposit. If the buyer withdraws, they forfeit the deposit. The CPCV should always be reviewed by your independent lawyer before signing.
Step 5 — Due diligence
Your lawyer verifies the land registry certificate (Certidão Permanente), the tax cadastre (Caderneta Predial), the energy certificate (Certificado Energético), the habitation licence (Licença de Utilização) and any encumbrances or mortgages attached to the property. This step typically takes one to three weeks.
Step 6 — Final deed (Escritura)
The escritura is the final notarial deed that transfers ownership. It takes place at a notary's office, where buyer, seller and their representatives are present. The full purchase price is paid at this stage (minus the deposit already paid at CPCV). The property is registered in the buyer's name at the Land Registry (Conservatória do Registo Predial) within a few days.
Buying with a mortgage in Portugal
Non-residents can obtain mortgage financing from Portuguese banks, although conditions differ from those offered to residents:
- Loan-to-value ratios for non-residents are typically lower: 60%–70% versus 80%–90% for residents
- Income documentation requirements are more demanding
- Interest rates are broadly similar, tied to Euribor or fixed rates
- Pre-approval from a Portuguese bank before making offers is strongly recommended
Many international buyers finance through their home country bank or through private financing, which simplifies the Portuguese process significantly.
Key considerations for non-resident buyers
Power of Attorney
If you cannot be physically present in Portugal for all stages of the purchase, you can grant a Power of Attorney (procuração) to a lawyer or trusted representative who can sign on your behalf. This is common among international buyers and is legally recognised for all property transaction steps, including the final deed.
Independent legal representation
Always use your own independent lawyer — not the seller's lawyer, not the agent's recommended lawyer. The legal costs are fixed and predictable. The risk of signing a document you do not fully understand is not.
Currency and transfer risk
If you are purchasing in a currency other than Euros, exchange rate movements between offer and completion can affect the effective cost significantly. Currency specialists (not your high street bank) typically offer better rates and forward contracts that fix the exchange rate in advance.
Working with a local consultant
Diogo Dias leads the Equipa Diogo Dias team, based in Charneca de Caparica, Almada. He speaks English, Spanish and Portuguese, and has worked with buyers from the UK, United States, France, Brazil and Germany. With over 223 completed transactions and 16 years of background in civil engineering, he provides a level of technical and market knowledge that is rare in the sector.
The team operates with a clear commitment: the buyer understands every step of the process before it happens. The process is documented, the costs are transparent and the buyer is never left to navigate the Portuguese system alone.
If you are considering a purchase in Lisbon or the Almada region, the first step is a no-obligation conversation to understand your objectives, review your options and clarify the process. There is no fee for an initial consultation.
Frequently asked questions
Yes. Portugal has no restrictions on property ownership by foreign nationals. EU and non-EU citizens can purchase residential and commercial property under the same legal framework as Portuguese residents. The main requirement is obtaining a Portuguese tax identification number (NIF) before completing any transaction.
The main taxes are IMT (Imposto Municipal sobre Transmissões Onerosas de Imóveis), which ranges from 0% to 8% depending on property value and type, and Imposto de Selo (Stamp Duty) at 0.8% of the purchase price. Annual property tax (IMI) applies from the year following purchase, typically between 0.3% and 0.45% of the property's assessed value. Total buying costs typically represent 7%–10% of the purchase price for investment properties.
Property prices in Almada range from approximately €1,900/m² in more affordable areas such as Laranjeiro or Feijó, to €3,800/m² in premium locations like Charneca de Caparica. Seafront and beach-adjacent properties in Costa da Caparica can reach €4,000/m². Prices vary significantly by exact location, typology and condition.
From offer accepted to completion (escritura), a typical purchase with mortgage financing takes 8 to 12 weeks. Cash purchases can complete faster — sometimes in 4 to 6 weeks — depending on documentation and notary availability. The CPCV (Promissory Contract) is signed first, typically 4 to 8 weeks before the final deed.
It is not legally required, but it is strongly advisable. A property lawyer reviews the CPCV before signing, verifies the land registry, checks for encumbrances or debts attached to the property, and ensures the legal title is clean. For non-resident buyers unfamiliar with Portuguese law, independent legal representation is particularly important.