Real Estate Property investment in Lisbon
Real estate in Low density population areas
Best Golden Visa
One time contribution to Government national fund
Non-interest bearing Government bonds and treasury securities fully refunded back after five years.
Portugal launched ARI/Golden Visa scheme in Oct 2012 for third country non-EU nationals to obtain a residence permit through property investment or business activities. It is one of the most popular residence by investment schemes in the world offering a full path to portuguese citizenship after five or six years.
Since the introduction of the scheme, Portugal received investment of over €5 billion euros through golden visa scheme and over 20,000 residence permits issued under the scheme. The average property investment in Portugal under the ARI/Golden visa scheme remains at €565,000
The following investments qualify for portuguese golden visa scheme.
1. Government bonds, Treasury securities : Capital transfer with a value equal to or above €1 million Euros; PDF
2. Bank deposit – Cash deposits in Portuguese banks and credit institutions PDF
4. Real estate refurbishing: The purchase of real estate property, with construction dating back more than 30 years or located in urban regeneration areas, for refurbishing, for a total value equal to or above €350,000 Euros; PDF
5. Rural and Low density Areas: Portugal Government offers 20% discount (€280,000 euros) for buying properties in a low density territory (NUTS III level with less than 100 inhabitants per Km2 or PIB per capita less than 75% of the national average). PDF
6. Hotel shares: Buy back shares worth atleast €350,000 euros in four or five star hotel and resort developments
7. Research & Technology: Capital transfer with a value equal to or above €350,000 Euros for investing in research activities conducted by public or private scientific research institutions involved in the national scientific or technology system; PDF
8. Art, Culture & Public interest: Capital transfer with a value equal to or above €250,000 Euros for investing in artistic output or supporting the arts, for reconstruction or refurbishment of the national heritage, through the local and central authorities, public institutions, public corporate sector, public foundations, private foundations of public interest, networked local authorities, local corporate sector organizations, local associations and public cultural associations, pursuing activities of artistic output, and reconstruction or maintenance of the national heritage; PDF
9. Investment funds: Capital transfer with a value equal to or above €350,000 Euros, for purchasing shares in investment funds or in venture capital geared to capitalize small and medium companies that, in turn, must present a feasible capitalization plan. PDF
10. Employment: Job creation at least, 10 job positions PDF
11. Family reunification – Family members of investors PDF
Note: Portuguese, EU and EEE nationals are not eligible to apply for the ARI/Golden Visa scheme.
Once the application is approved, investors will be issued a residence permit to live in Portugal. Investments above €500,000 will receive permanent residence cards valid for 5 years, while investments less than €500,000 are issued residence permits with 2 year renewals. The validity of residence permit depends on how much disposable income you show for living in Portugal.
Amendment introduced to article 75 of the Aliens Act, by article 183 of Act n.º 2/2020, of 31 March – State Budget to 2020 in force since 01/04/2020 and to 2020 –, the temporary residence permit for investment purposes is valid for two years from the date of issue of the corresponding title.
To the citizens holding a residence permit for investment purposes and their family members, complying with the requirements provided in article 80 of the Aliens Act and wish to be granted with a permanent residence permit, a permanent residence permit for investment purposes shall be issued, exempt of the provided in article 85, n.ºs 2, 3 and 4, subparagraph b) of the same diploma (cancellation of the right due to absences from the national territory, see article 65-k of the Regulatory Decree 84/07 of 5/11, as amended). The Permanent Residence Permit for investment purposes may be subject to specific fees of analysis and issuance, to be regulated by amendments to Ordinance 1334-E/2010, of December 31.
The competent authorities, would preclude the granting of the Golden visa;
The following fees are payable to the Government and SEP (immigration office).
Government Processing Fee
Initial investor residency permit
Renewal of residence permit
Real estate transfer Tax 8%
Financial Management and Fiscal Representation (0.5% per year
Real estate stamp duty 0.8%
Property Transfer Service 1.5%
Permanent residency application
These taxes apply if you buy a real estate in Portugal, under golden visa program
For example if you invest 280,000 euros, following property taxes apply
IMT (property transfer tax) 1%-6% depending on location, new property or resale etc.
Stamp duty 0.8%
IMI (municipal tax paid annually) 0.8%
Lawyer fee 1%
Portugal ARI Golden Visa Brochure – Download pdf
We now accept bitcoin and other cryptocurrencies for real estate investments in Portugal for golden visa.
Property prices are soaring in the real estate market in 2016 because of the huge number of chinese investors investing in real estate market. The prices have increase for apartments (3.5%) and villas (3.9%) since january 2016 in Lisbon, Madeira, Algarve, Cascais. The average per square metre costs €1260 in lisbon area, while € 1287 in algarve and € 1230 in Madeira. Rental yields in lisbon from 5% to 6.8%. In Lisbon average rent for an apartment is €8 to €10 per square metre, usually 50m2 apartments available for 500 euros monthly.
To qualify for Golden visa (GV) under real estate option, investment of EUR 350,000 must be made in purchase of new property in Portugal. The periods of mandatory stay in Portugal are 7 days on the first year and 14 days over the subsequent periods of 2 years.
The Portugal program does not require you to live or stay in Portugal at all. No minimum residence requirements, except you are only required stay in Portugal are 7 days on the first year and 14 days over the subsequent periods of 2 years. For example if you have a business to look after in UAE, you might like to stay in UAE for most of the time but want to visit or live in Portugal anytime you want, without applying for visa. We also take care of property rentals, when you are out of the country. We work with developers of many real estate projects in Portugal (Lisbon, Porto etc).
The Non-Habitual Residence Tax Regime (NHR) is an often overlooked by HNW investors, while taking up residence in Portugal through Golden visa scheme.
This taxation scheme was introduced in 2009, with the aim of attracting talent and high net worth individuals. Portugal is a top choice for Ultra and High Net Worth Individuals who wish to take up residence in the European Union, according to PWC
In short, by becoming a Portuguese tax resident under the Non-Habitual Residency scheme, your income will be tax-free both in Portugal and in the income’s source country (example income from UK).
All nationalities including EU/EEA nationals can qualify for this NHR scheme. Anyone who has not been a tax resident in Portugal during the preceding five years and takes up residence in Portugal is eligible to participate in this scheme. Becoming a Portuguese tax resident requires residing in Portugal for at least 183 days in a 12 month period. A person who does not fulfil this requirement can still be considered a tax resident in Portugal if he has a home in Portugal which is intended to be his permanent residence. Ownership of home and residency status can be easily obtained by purchasing a property for 350K euros through the existing Golden visa scheme in Portugal.
The NHR status is issued for ten year period is not extendable. For ten years, the migrant can profit from advantageous tax rates. The migrants’ Portuguese sourced income will be taxed at a flat rate of 20% if the income is derived from ‘high value activities’, while many forms of foreign source income (including foreign source pensions) are exempted from taxation. Moreover, Portugal does not impose wealth taxes.
There are no wealth tax or capital duties in Portugal. Inheritance or a gifts received by a spouse, descendant or ascendant is tax exempt. capital gains from the sale of securities will be subject to tax in Portugal, currently at a flat rate of 28%.
After five years of legally living
Under the requirements set out by the Nationality Act (Act number 37/81 of 3 October) after 5 years, it is possible to naturalize for Portugal passport and citizenship.
What differentiates Portugal with other golden visa programs is – You don’t need to permanently live in Portugal to file your citizenship application after five years, but you will need your A2 portuguese language proficiency. This is the only golden visa program that offers citizenship without living.
Portugal has the fifth powerful passport in the world with visa free travel to 186 countries in 2018 (UK, Ireland, Canada, United States etc..)
The ID card (residence permit) issued by Portugal allows you to travel all 26 schengen countries including Switzerland and maximum stays of 90 days in 180 day period allowed in combined in all EU member states. Non EU citizens cannot visit UK using the portuguese residence card (will need a separate visa). You may also visit other non schengen EU countries such as Croatia, Romania, Cyprus, Bulgaria, Montenegro etc. using the EU residence permit issued by portugal for stays upto 30 days.
As long as the investors do not stay more than 180 days per year in Portugal, no taxation applies (except a slight property tax).
The basic documents needed are:
– The application
– Proof of legal entry into Portugal
– Proof of health insurance
– Criminal record certificate from the relevant authority of the applicants home country or from any other country where he/she resided for over a year
– Signed application enabling consultation of the Portuguese Criminal Records by SEF
– Proof of the requirements fulfillment
We provide the services which includes a full handholding process over the next 6 years until citizenship can be applied, hence we take care on renewal of the residence permits, mail, authorities etc.
The following are the frequently asked questions about the golden visa investment program in Portugal.
Golden visa offers fast track long term permanent residency status against investment activities such as in business or real estate purchase in Portugal.
Portugal will be implementing new changes to golden visa scheme. The Golden visa investments will be shifted to rural areas. You wont be able to invest in real estate in Lisbon, Porto and Algarve regions from July 2021.
Yes, UK nationals will be eligible to apply for Portuguese golden visa scheme as a result of Brexit from Jan 1, 2021.
Yes, we do. These investments can only be in rural areas for golden visa purpose. This is a 20% discount offered by Portuguese government to spur developments in rural areas.
The minimum real estate investment required for golden visa is €280,000 in low density rural areas. For investments in major cities €350,000 is required. Please expect additional property registration costs and lawyer costs.
Portugal is one of the safest countries in the world, real estate market resisted decline due to Covid and its geographic location with proximity to US, Canada and South America with excellent travel connections, makes Portugal a desirable country to invest.
Portugal launched ARI/Golden visa scheme in Oct 2012, since then it has been the most successful golden visa program in Europe.
It is possible to get portuguese citizenship after 5 years through golden visa scheme. There are no strict residence conditions (2 weeks per year). You also have to pass portuguese language test.
It is a special tax regime where portuguese sourced income will be taxed at a flat rate of 20% if the income is derived from activities abroad. This benefits many expats and foreigners.
Yes with the residence permit issued by Portugal, you can visit or live in other schengen states for upto 90 days in 180 day period.
Depending on the investment you make, the residence permit under golden visa program is issued for one or two years with the possibility of unlimited extensions
You can apply for C or D visa in any portuguese embassy or consulate abroad for the purpose of golden visa investment
The PGV program does not require you to live or stay in Portugal at all. You are only required stay in Portugal are 7 days on the first year and 14 days over the subsequent periods of 2 years
The normal processing times are 3-4 months
No, it is only open for third country nationals outside EU.
No, except you have to visit Portugal using schengen visa once a year (7 days).
You have to pay 1% initial retainer fee usually €5,000 euros and our lawyers will start the process .
After 5 years of living in Portugal uninterrupted living. You must NOT be absent from the country for more than 6 months every year before and after PR.
Yes, all family members can apply for visa under “family unification”.
Yes, you can enter and exit through any schengen country with the pink ID card issued by Portugal immigration office.
No, you will need a separate visa. UK does not participate in schengen, neither does US.
You may apply for UK and USA at the consulates in Lisbon using your residence status.
After completing the real estate acquisition with the necessary papers, you have to apply for long term residence permit status, at the Portugal embassy in your country. After 2 months they will issue you D visa which is valid for 1 year. You have to enter Portugal using D visa and within 30 days, you have to report at SEF immigration office and collect your residence permit card which is initially valid for 1 year.
Remember with D visa, you must enter Portugal first (not other schengen countries). Only after getting your residence permit card (pink card) you may travel to schengen countries.
If you already have schengen visa, you can come to Portugal to complete the investment process, but you still have to apply for long term status at the Portuguese embassy in your home country.
If you already have schengen residence permit, issued by another EU member state, then you can apply for Portuguese residence permit (under golden visa rules) at Portuguese consulate in that EU member state.
It may take from 3-6 months.
Permanent residence permits issued with 2-5 year validity depending on the investment. If you dont visit Portugal, you cannot prolong your residence permit.
Golden visa investors qualify for citizenship after 5 years of uninterrupted living. You must pass portuguese language tests (A2). Portuguese citizenship means you get full EU citizenship.
Portugal is one of the founding members of Schengen. Portuguese passport is ranked 6th best passport in the world with visa free travel to 172 countries according to henley restrictions index 2016. Portuguese passport gives right to live and work in 26 member states of EU including Switzerland and United Kingdom.
Yes, we can help you to rent it out (Airbnb) and managing the property when you are out of the country.
We recommend €500,000 euros invested in Lisbon or coastal areas. We do not recommend the €350,000 euro option because it involves renovation of old buildings (over 20 years old) which is really difficult doing renovations. The documentation required by authorities are really difficult causes long delays, and poor living conditions inside the property.
Stamp duty(0.8%), Property transfer tax (5-6%), and IMI (municipal tax annually 0.3% to 0.5%) are applicable.
Yes, you can invest in Government bonds for golden visa but the minimum is €1m euros
Chinese, Brazilians, Turks, South Africans and Lebanese. These are the people who have invested in properties
You wont be able to prolong or extend your residence permit if you dont maintain the investment for 5 years.
No, only if you have lived in Portugal for 183 days.
Yes, you can buy multiple properties to qualify for golden visa.
Yes, joint acquisition of properties allowed, provided that each of the joint owners invest €500,000 or more 3 investors could make a joint investment of 1,5 million euro. Only then each investor will get their visas approved.
Rentals or income from the property (dividends, interest) are taxed 28% in Portugal.
Yes, you can sell your property anytime in the market, but your golden visa wont be renewed after expiry.
No, the property can be freely rented out for the purpose of golden visa?
No, the golden visa program is open to all country nationals. EU citizens cannot apply.
You must hold the real estate for 5 years, if not golden visa will stand canceled.
You can renew or prolong the validity of your portuguese residence permit, at immigration offices in Portugal well before 30 days of expiry date, by satisfying the following conditions.
It will take about 60 to 90 days and the authorities will arrive at a decision .
This is approved but still in the pipeline. The minimum required is €500,000 invested in clean green energy projects