Can You Buy Property in Portugal and Get Citizenship in 2026?

Can you really get citizenship by buying property in Portugal?

It is not possible to buy property in Portugal and get citizenship. Portuguese citizenship is not available for purchase. If you wish to invest in citizenship, you must start by securing a Portugal residency visa.

Investors can apply for the residency by investment program, also known as the Portugal Golden Visa. It allows non-EU nationals to become residents by making a notable investment.

Before October 2023, Portugal allowed foreigners to buy property in Portugal in exchange for residency, which they could later use to qualify for citizenship. However, that is no longer the case, and foreigners cannot buy property for citizenship in Portugal. Despite this, several alternative investment options remain eligible for the Portugal Golden Visa program.

The Portuguese Golden Visa investment fund option is an excellent alternative to the real estate pathway. After five years of legal residence in the country, you can then apply for a permanent residence permit or citizenship, provided you meet all the requirements under Portuguese nationality law.

⚠️ Portuguese Nationality Law Update: October 2025

On 28 October 2025, Portugal's parliament approved key amendments to the Portuguese Nationality Law. This includes increasing the residency requirements for citizenship from five to ten years - and to seven years for EU citizens and CPLP nationals. This is a significant change that impacts how visa holders and residents can acquire citizenship. 

These changes are not yet law as they need to undergo Presidential review. The President may promulgate the law, issue a veto, or request a review by the Constitutional Court. The final text can still be amended to reflect any transitional provisions or potential grandfathering rules. Changes are not yet in effect, as the law will only become official once it is promulgated.

Read the latest updates on the Portugeuse Nationality Law.

Benefits of Investing in Portugal

Many investors are drawn to the country’s high quality of life, beautiful coastline, and warm climate. Here are the main benefits that draw investors to pursue residency in Portugal:

• Growing economy: According to Eurostat, the country’s gross domestic product (GDP) is estimated to increase 1.9 percent in 2025 and 2.2 percent by the end of 2026, before easing to 1.8 percent in 2027.
• Pathway to citizenship: After five years of legal residence, foreigners can apply for permanent residency or Portuguese citizenship. With a Portuguese passport, you get visa-free access to over 180 countries.
• Universal healthcare and education: All legal residents, including non-EU nationals with residence permits (D7, D2, and Golden Visa) can register with the SNS (Serviço Nacional de Saúde). They can access public healthcare services and free public education.
• Attractive tax incentives: Portugal offers corporate tax incentives for startups, research, and innovation. For example, small and medium-sized enterprises (SMEs) and small mid-cap companies get a reduced corporate income tax (CIT) rate on the first €50,000 of taxable income. In mainland Portugal, the CIT is 15 percent, while in the Azores and Madeira it is 10.5 percent, based on PWC Portugal.

How to Invest in Portugal: Citizenship by Investment Programs

Many people search for ways to buy a house in Portugal and get citizenship, but Portugal requires legal residency first. After five years of being a legal resident, you may qualify for Portuguese citizenship by naturalization.

The Portugal Golden Visa is the country’s only official residency-by-investment program, while the D2 Visa (Entrepreneur Visa) and the D7 Visa (Passive Income or Retirement Visa) grant residency based on business activity or sufficient income.

The Portugal Golden Visa

There is no Portugal citizenship by investment program. Instead, the country offers residency by investment through the Portugal Golden Visa program.

To obtain residency by investment, Golden Visa investors can choose one of the investment routes:

• Portuguese investment funds (such as venture capital or private equity fund)
• Artistic production or heritage projects
• Scientific research activities
• Job creation
• Company investment

Simply put, you cannot buy property in Portugal and get residency. Instead, you must meet the minimum investment amount based on the option you choose. For more details, check our guide on Portugal citizenship by investment.

Here is a quick look at the different Golden Visa investment routes:

D2 Visa (Entrepreneur Visa)

The D2 Visa Portugal is an Entrepreneur Visa that provides residency to non-EU nationals. It is best for entrepreneurs, freelancers, or independent service providers. You can use it to immigrate to Portugal and set up a business, invest in a Portuguese company, or relocate an existing business.

To qualify for the D2 Visa, you need a business plan and an investment declaration. You also need sufficient personal funds to support yourself and dependent family members. These include:

• 100 percent of the minimum salary (€10,440) per year for the main applicant
• 50 percent of the minimum salary (€5,220) per year for a dependent partner
• 30 percent of the minimum salary (€3,132) per year per child

In other words, if you are sponsoring a family of four (two adults and two minor children), you will need at least €41,488 in your Portuguese bank account to meet the minimum financial requirements for the Portugal D2 Visa.

For more information, check our ultimate guide on how to get Portuguese residency.

D7 Visa (Passive Income or Retirement Visa)

If you are looking to buy a property in Portugal to permanently relocate and eventually get Portugal citizenship, then it’s probably best to opt for the D7 Visa.

Purchasing real estate in Portugal can support your Portugal D7 Visa, as you will need to provide proof of accommodation to secure a D7 Visa. After five years, you can gain permanent residency and Portuguese citizenship.

Buying Portugal real estate will give you a registered address, which is a requirement to apply for the D7 Visa. However, you can also rent a property and use it as your registered address for this visa type.

The D7 Visa is more affordable than the Portugal Golden Visa. It is for individuals and retirees with a stable passive income of at least €920. The average government processing fees may include:

• Entry visa application: €80 at the Portuguese consulate
• Resident permit fee: €170
• AIMA appointment fee: €156
• Portugal D7 Visa application fee: €90

Additional fees and costs

In addition to the investment funds, obtaining residency can come with extra expenses. These can include:

• Legal fees: €1,000 to €3,000 or more (depending on the visa)
• Document processing and translation: €100 to €500
• Citizenship application fees: €250 to €300
• Health insurance: €20 to €100 per month (depending on the coverage)

If you are buying real estate, like a golf property for sale in Portugal, then you will be subject to property taxes. These include one-time IMT (Property Transfer Tax), stamp duty (about 0.8 percent), and yearly taxes, such as IMI (Municipal Property Tax).

For more information on the exact rates, check our guide to property taxes in Portugal.

How long does it take to get Portuguese Citizenship?

In most cases, foreigners need five years of legal residency to qualify for permanent residency or to apply for Portuguese citizenship. After submitting the application, the average processing time for standard naturalization takes about 6 to 24 months. In other words, you will need about 5 to 7 years after moving to Portugal to become a legal citizen.

If you are married to or in a civil partnership with a Portuguese citizen, you can apply after three years. Processing time for family reunification takes around 6 to 12 months. However, the AIMA (Agency for Integration, Migration and Asylum) is currently facing backlogs, which can lead to longer processing times.

As of 2025, Portugal’s immigration law reforms often require most residents to have lived in the country for at least two years before applying for family reunification. But exceptions apply to minors, highly qualified workers, and Golden Visa or EU Blue Card holders.

Do have in mind that you cannot buy property in Portugal and get citizenship. Residency by investment doesn’t grant direct citizenship either. That means obtaining citizenship requires a long-term commitment to the country, not a one-time payment.

Who can apply for the Portugal Visas?

Nationalities

All non-EU nationalities are eligible to apply for Portugal visas, including US citizens and British citizens. 

Family eligibility

Under the repatriation scheme, family members can be included in visa applications, such as dependent children, and receive a Portuguese residence permit. 

Portugal Golden Visa: Step-by-Step Application Process

As Portugal is not one of the countries that offer citizenship by investment programs, the Golden Visa is still a great pathway to residency and eventual citizenship. Here is the timeline for the Portuguese Golden Visa application process. 

1. Gather all required documents, including your NIF (Portuguese tax number, bank statement, clean criminal record, etc
2. Get your NIF and open a bank account
3. Choose your investment: Such as fund subscription, job creation, or cultural production
4. Submit your application through the online ARI portal (managed by AIMA) through a legal representative in Portugal
5. Attend your biometric appointment at an AIMA office in Portugal
6. Receive your residency card once approved by the Portuguese government

Buying Property in Portugal Before Obtaining Citizenship

So, how do you buy residential property in Portugal as a foreigner? Buying a home in Portugal is not all that different from purchasing property in other parts of Europe or North America.

Before you tap into the property market, we suggest you consult with a buyer’s agent or a real estate agent in Portugal. A buyer’s agent works specifically for the buyer, can source off-market properties, and negotiate prices on your behalf. While a real estate agent works for the seller and aims for the highest property prices that would benefit their client.

If you are buying a house in Portugal as a foreigner, you will have to:

• Use a buyer’s agent or a property finder in Portugal to find your dream home
• Choose which mortgage might work best for you, and get an offer in principle so that you can plan your budget
• Choose the property you want to purchase
• Hire a private attorney to review contracts and consult with a property surveyor in Portugal
• Sign the promissory contract (Contrato de Promessa de Compra e Venda) with a 10 to 20 percent deposit
• Pay the property transfer tax IMT (Imposto Municipal sobre Transmisses) and stamp duty
• Sign the final deed of sale (Escritura Publica de Compra e Venda) to register the property in your name.

Goldcrest: How We Can Help You 

Goldcrest is a buyer’s agent that is based in Lisbon. We provide expert, impartial advice on real estate investments and how to buy property in Portugal. From scouting out the perfect property through to property acquisition, we have you covered throughout the process.

If you are looking to purchase property in Portugal, don’t hesitate to get in touch. Our team of skilled experts is available to solve all your real estate doubts, helping you with the property search and offering insightful expertise and strategic advice.

Why choose Goldcrest?

• Local knowledge: With offices located across Portugal, our presence nationwide allows us to assist you personally across the country.
• Independent service: As an independent buying agent, we do not represent any development or project. Our service is entirely tailored toward each individual client, providing you with everything you need to secure the perfect property at the best possible price. As an impartial advisor on the market, we work solely on behalf of our client and provide a service tailored to your needs and requirements.
• Streamlined process: Our real estate agents speak English and Portuguese, and our service is completely focused on providing you with a hassle-free buying experience, saving you time.
• Experienced team: Our expert real estate team has a vast local knowledge of the Portuguese property market. We have cutting-edge technology and metasearch tools at your disposal to provide full market coverage, ensuring the best investment choices and negotiated prices.
• Network of partners: We have a close network of partners, including lawyers, property management services, builders, architects, designers, and landscape gardeners, again saving you time and hassle by providing you with trusted experts in their field of work.