Buying Property in Portugal after Brexit: A 2026 Complete Guide

What Changed After Brexit for Buying Property in Portugal

As a British national, you can still buy property in Portugal. Brexit hasn’t changed your rights to purchase real estate, but it has changed the length of stay in the country. Portugal allows certain non-EU citizens, including those from the UK, to stay in the country up to 90 days in a 180-day period without a visa. For longer stays or a full-time move, you must obtain a residence permit or visa.

Can Brits still buy property in Portugal?

Yes, you can still purchase property in Portugal. The country does not have any restrictions on foreign property ownership, which means that Brexit does not prevent you from buying your dream home in Portugal.

Every type of property ownership in Portugal is available to UK citizens, such as full ownership, surface rights, co-ownership, and usufruct properties. So, the process for buying and selling property remains the same. You can own urban, rural, or commercial properties – sell them and rent them out.

Changes to the right of stay

UK citizens are now considered “third-country nationals” or non-EU/EEA. This is the biggest change after Brexit that affects your stay in Portugal. Buying property in Portugal doesn’t make you a resident, so you can stay for 90 days within any 180-day period. You will need to apply for a suitable residence permit to stay longer or move there permanently.

New residence document

British nationals who were already living in Portugal had to exchange their old EU residence documentation (Certificado de Registo or Certificado de Residência Permanente) for a new biometric residence card that makes them a beneficiary of the Withdrawal Agreement. With it, they have the right to continue to live, work, and study in the country. This is an important step for those navigating their resident status.

Where British Buyers Are Buying Property in Portugal After Brexit

For decades, the Algarve region in Southern Portugal has been a top choice for British property buyers. With over 300 days of sunshine a year, golden beaches, and world-class golf courses, it’s no wonder that so many Brits purchase a permanent residence or a holiday home here.

One of the biggest advantages of the Algarve real estate market is the Faro Airport. Travel times are short, with flights from Manchester, London Heathrow, and Birmingham all in about three hours.

When it comes to investment, business, and career opportunities, many British buyers choose Lisbon. The city of seven hills provides excellent rental potential and stunning historic neighborhoods.

Other British nationals are living in Porto due to the large expat communities and historic charm, which can be great for raising a family. However, those who prefer a more traditional, rural landscape with affordable house prices may gravitate toward the Alentejo region or Central Portugal.

If you want to know what life is like here, check out our article on living in Portugal as an expat.

Step-by-Step Buying Process Post-Brexit

The buying process for UK nationals is very accessible and requires a Portugal NIF number (Número de Identificação Fiscal) and compliance with local property laws.

Here is how it works:

• Step 1: Obtain a Portuguese NIF number for all financial transactions in Portugal.
• Step 2: Find the ideal property and open a Portuguese bank account to manage property transactions.
• Step 3: Seek professional advice from a lawyer to manage the due diligence and legal requirements.
• Step 4: Finance the purchase and, if necessary, make mortgage arrangements with a Portuguese bank.
• Step 5: Sign a Promissory Contract (Contrato de Promessa de Compra e Venda or CPCV) with a 10 to 20 percent deposit.
• Step 6: Finalize the purchase by signing the Escritura (Final Deed) in front of a Notary, and register the property at the Land Registry.

Brexit & Taxes for UK Buyers

Taxes in Portugal come in two stages of the property-buying process:

• When you buy property: The first taxes you pay are when you make the property purchase. These include IMT (Property Transfer Tax) and stamp duty (Imposto do Selo) taxes, as well as registration and notary fees required to complete the purchase.
• After you buy property: Just like in the UK, when you purchase real estate, there are associated taxes that you pay on an ongoing basis. The annual expenses include an IMI (Annual Property Tax) and income tax on rental income if you decide to rent it out, which is usually a 28 percent flat rate for non-residents. If the property you buy is worth over €600,000, you also pay an AIMI (Additional Municipal Property Tax).

After you buy a property in Portugal, your taxes can change if you stay in the country long enough to become a Portuguese tax resident. Here’s an important rule to remember:

• The 183-day rule: If you spend more than 183 days in Portugal in a year, you are considered a tax resident.

If your residency changes, you may pay different ongoing taxes, and it could also affect taxes if you decide to sell your property.

The selling process for second homeowners in Portugal after Brexit hasn’t changed, including costs and taxes on capital gains. You would still have to pay property taxes in Portugal based on your residence status and the type of property you sell.

For more detailed tax rates, check out our ultimate guide to property taxes in Portugal.

Visa & Residency Options for UK Buyers After Brexit

If you’re a UK citizen and plan to stay in Portugal for more than 90 days within 180 days, you’ll need a visa. You don’t need one if you were already a Portuguese resident before Brexit or if you’re joining a family member protected by the Brexit Withdrawal Agreement.

Buying property doesn’t guarantee residency

Owning property in Portugal, doesn’t automatically grant residency. But, owning a home can satisfy the accommodation requirement for visas like the D7 Visa (Retirement or Passive Income Visa) and the Portugal D2 Visa (Entrepreneur Visa). In other words, property ownership can boost your case for a residence visa.

Visa paths UK buyers use

For UK citizens moving to Portugal after Brexit, the most popular options include the Portugal D7 Visa for retirees or passive income earners, the D8 Visa (Digital Nomad Visa) for remote workers, and the HQA Visa Program for highly qualified professionals and entrepreneurs. Investors and high-net-worth individuals often choose Portugal’s Golden Visa program.

Costs & documentation required

Residence visas often require proof of income, a clean criminal record, proof of savings, and private health insurance.

When you get a NIF issued by the Portuguese tax authority (Finanças), you receive a certificate showing your nine-digit tax identification number.

If you plan to work in Portugal and register for government benefits, such as pensions, healthcare, or unemployment protection, you apply for a Social Security Number (NISS).

Total expenses vary depending on the visa you apply for. Overall, the average costs include:

• Visa application (at consulate): €110 per person
• Residence permit processing fee (AIMA): €170
• Document preparation or translation: €100 to €300
• Health insurance: €30 to €100 per month
• Portugal NIF number: €100 to €300 when you hire a remote fiscal representative

Residency in Portugal after Brexit: Is the Golden Visa viable?

Now that Brexit is in full effect, the British are not EU nationals and can apply for the Portugal Golden Visa. Through this investment visa, Brits can travel anywhere in the Schengen Area—a right that was, in a sense, taken away by Brexit.

By 19 July 2023, the Parliament decided to revamp the Golden Visa scheme, redefining qualifying investments. After the enactment of the Mais Habitação bill, in October of that same year, all real estate investments, direct or indirect, were eliminated from the program. The Golden Visa still exists, but applicants must choose alternative investment routes.

So, even if you invest in commercial real estate in Portugal, you don’t automatically qualify as a resident.

What hasn’t changed: investment alternatives after legislation

Since real estate purchases get excluded, other investment channels will remain, including:

• €500,000 in collective investment entities
• Investments generating jobs with a €500,000 minimum.
• Contributions to arts or sciences with €500,000
• Cultural heritage donation €250,000

Portugal’s Golden Visa remains a valuable component of the local economy, attracting significant foreign investment from foreigners who want to gain permanent residence in the EU.

Practical Tips for UK Buyers After Brexit

• Open a Portuguese bank account early: There is no law that requires UK residents to open a local bank account, so it is not mandatory. But, if you obtain it before you move there, you can make property payments, pay taxes, and utilities without high transfer fees.
• Get NIF before arrival: Apply at a Portuguese tax office or through a fiscal representative for a NIF in Portugal at least a month in advance. Without it, you can’t sign the promissory contract (CPCV) or open a local bank account.
• Find the best way to transfer funds: When you buy property in Portugal as a UK buyer, moving large sums of money from GBP to EUR can cost you more than you think. Services like Wise, Revolut, or CurrencyFair have much better exchange rates than banks.
• Use a translator for legal documents: Most official documents, like the CPCV, final deed of sale, and property registration documents, must be in Portuguese. Although it is not mandatory, we highly recommend working with a certified translator.
• Work with a UK-Portugal-friendly lawyer: The Portuguese property law is different from the UK. The buying process, taxes, and legal requirements vary significantly, which is why it is important to perform due diligence with a legal representative.
• Apply for an Alojamento Local (AL) license (if applicable): If you rent your property for short-term stays, such as holiday lets or Airbnb rentals, you need an AL license. Check if the Portuguese real estate you want to invest in has any restrictions on AL licences.
• Make use of tax advantages: Portugal has many tax benefits and financial incentives for foreign nationals. For example, if you meet certain criteria, you may qualify for the NHR 2.0 Program, which offers a fixed 20 percent tax rate on qualifying Portuguese-sourced employment or self-employment income. The local tax office or a tax advisor can offer professional advice. 

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.