How to Buy Property in Portugal: Step-by-Step 2026

Quick Answer: Buying property in Portugal follows a fixed sequence over 8-14 weeks: get your NIF, open a bank account, appoint a lawyer, sign the CPCV with a 10-30% deposit, complete due diligence, pay IMT (7.5% flat for non-residents from September 2026) and 0.8% stamp duty, then sign the escritura at the notary. Portugal imposes no foreign ownership ban.

This guide is a chronological checklist, not a market overview. If you need the full picture of who can buy, regional yields, and financing options, start with our buy property in Portugal as a foreigner hub. If you already know you want a flat in Lisbon or a villa in the Algarve and need to know what to do next and in what order, work through the phases below in sequence.

Every step below assumes a standard freehold resale or completed new-build transaction. Off-plan purchases follow the same administrative spine but add staged payments and bank-guarantee checks. Investment buyers comparing Lisbon, Porto, and coastal markets should cross-read our Portugal property investment guide and Lisbon property investment guide for location decisions before locking a timeline.

Master Timeline: 8-14 Weeks from Offer to Keys

The table below is the backbone of this guide. Dates shift with mortgage complexity, seller document delays, and whether you buy before or after the September 2026 IMT reform, but the order never changes.

Phase	Week (typical)	Action	Output / Gate
0. Preparation	Before search	Budget total cash-to-close, shortlist regions, gather passport and proof of funds	Written max price incl. 10-13% costs
1. NIF	Week 1	Apply at Finanças or via fiscal representative	Nine-digit NIF active
2. Bank account	Week 1-2	Open non-resident account at Millennium BCP, CGD, Santander, or Novo Banco	IBAN ready for deposit and taxes
3. Lawyer	Week 2	Engage independent solicitor; sign engagement letter	Lawyer can request registry extracts
4. Offer → CPCV	Week 3-5	Agree price; sign CPCV; pay 10-30% deposit	Binding preliminary contract
5. Due diligence	Week 4-8	Lawyer checks title, licences, condominium, charges	Written clearance memo
6. Mortgage (if any)	Week 5-9	Submit application; obtain bank valuation; approval letter	Loan offer or cash confirmation
7. IMT + stamp duty	Week 8-10	Pay at Finanças; retain payment receipts	Tax clearance for notary
8. Escritura	Week 10-14	Sign final deed; pay balance; receive keys	Registered ownership

Two rules keep the timeline honest. First, never sign the CPCV before your NIF and bank account exist, or you cannot transfer the deposit legally. Second, never book the escritura before IMT and stamp duty receipts are in hand, the notary will refuse to proceed.

Phase 0: Preparation Before You Make an Offer (Week -2 to 0)

Answer these four questions before you contact an agent about a specific listing. Skipping preparation is the main reason buyers lose deposits or discover they are €30,000 short at completion.

Total budget. The purchase price is not your cash requirement. Non-resident buyers from September 2026 should model IMT at 7.5%, stamp duty at 0.8%, legal fees at 1-2%, and notary or registration near 0.3-0.5%. On a €400,000 home, that is roughly €61,000 above the headline price. Our cost of buying property in Portugal guide itemises every line.

Residency and tax status. Portugal does not ban foreign ownership. EU, UK, US, Brazilian, and UAE nationals all follow the same ownership path. Your tax residency status determines IMT rate, not your right to buy. Non-residents face the flat 7.5% rate from 1 September 2026 under DL 97/2026. See IMT tax for non-residents 2026 before you fix a completion date.

Representation. Decide whether you will visit Portugal for each signature or appoint a lawyer under power of attorney. Remote purchases add roughly one week for apostille processing but are routine.

Professional team. Identify a licensed lawyer before you fall in love with a listing. Agents work for the seller. Your lawyer works for you.

Documents to gather before Week 1

Document	Purpose	Notes
Valid passport	NIF, bank, CPCV, escritura	Must cover entire timeline
Proof of address (utility bill or bank statement)	Bank KYC	Translate if not PT/EN
Proof of funds / income	Bank account, mortgage	3-5 years tax returns if financing
Marriage certificate (if buying jointly)	Registry and CPCV	Apostille if non-EU
Company statutes (if buying via SPV)	NIPC and CPCV	Apostille + translation

Phase 1: Obtain Your NIF (Week 1)

The NIF (Número de Identificação Fiscal) is step one in every Portuguese property transaction. Without it you cannot open a bank account, sign the CPCV, pay IMT, or register utilities after completion.

EU/EEA and Swiss citizens can walk into any Finanças office with a passport and receive a NIF the same day or within 48 hours. Non-EU buyers without a Portuguese address must appoint a fiscal representative (a licensed accountant or lawyer) who applies on their behalf. Representative fees typically run €150-500 per year; the NIF itself costs under €15.

Do not wait until you have chosen a property. Serious sellers and agents expect a NIF before they hold a listing. Full application paths, online options, and representative contracts are in our dedicated NIF for property purchase guide.

Checklist: NIF complete when:

Nine-digit NIF issued by Autoridade Tributária
Fiscal representative appointed (if non-EU without PT address)
NIF certificate or Finanças confirmation saved
Lawyer has your NIF for CPCV drafting

Phase 2: Open a Portuguese Bank Account (Week 1-2)

Portuguese banks require a local IBAN for the CPCV deposit, IMT payment, stamp duty, and escritura balance. Non-resident accounts at Millennium BCP, Caixa Geral de Depósitos, Santander Portugal, and Novo Banco typically take 1-3 weeks to activate.

Bring your passport, NIF, proof of address, and source-of-funds documentation. Transfers above €50,000 often trigger enhanced due diligence. If your purchase is urgent, ask your lawyer whether a fiscal representative can receive funds temporarily, but plan for your own account before escritura.

Checklist: bank account complete when:

Non-resident account opened in your name (or company NIPC account)
Online banking active for outbound transfers
Deposit funds available in euros
Bank confirms it can issue certified cheque for escritura (cheque bancário)

Phase 3: Appoint Your Lawyer (Week 2)

Portuguese law does not require a buyer’s lawyer, but no informed international buyer completes a purchase without one. Your solicitor is independent from the estate agent and the seller’s notary.

Engage the lawyer before you sign anything binding. Their first tasks are requesting the caderneta predial (land registry extract) and certidão de teor (title certificate) on any shortlisted property. If charges, missing habitability licences, or condominium debts appear, you walk away before the CPCV, not after.

Typical legal fees run 1-2% of purchase price. For a €350,000 apartment, budget €3,500-7,000. This covers due diligence, CPCV drafting, tax coordination, and escritura attendance.

Checklist: lawyer engaged when:

Written engagement letter signed
Lawyer confirms no conflict with seller or agent
Fee structure agreed (fixed fee or percentage)
Lawyer has passport copy and NIF
Communication channel set (email + WhatsApp is common)

Phase 4: Make an Offer and Sign the CPCV (Week 3-5)

Once you agree a price verbally, the formal commitment is the CPCV (Contrato de Promessa de Compra e Venda), the preliminary purchase contract. This is a bilateral binding agreement, not a soft reservation.

CPCV terms you must understand

Term	Standard range	What it means for you
Deposit (sinal)	10-30% of price	Transferred on signing; forfeited if you withdraw
Completion date	8-14 weeks from CPCV	Drives your master timeline
Suspensive mortgage clause	Negotiable	Protects deposit if bank declines loan
Seller withdrawal penalty	Double deposit return	Called arrependimento do promitente-vendente
Inventory / fixtures list	Attached to CPCV	Avoids disputes at key handover

Deposits at 10% are common on standard resale flats. Competitive Lisbon markets and off-plan sales often demand 20-30%. Your lawyer should negotiate a condição suspensiva if the deal depends on mortgage approval. Without it, a declined loan means a lost deposit.

The CPCV does not require a notary attendance, though many lawyers notarise it for enforceability. Detailed clause-by-clause analysis lives in our CPCV promissory contract guide.

Checklist: CPCV signed when:

Purchase price and completion date written in Portuguese and explained to you
Deposit amount confirmed (10-30%) and transferred from your PT bank account
Mortgage suspensive clause inserted (if financing)
Penalty clauses for both parties reviewed
Copy stored by you and your lawyer

Phase 5: Due Diligence Window (Week 4-8)

Due diligence runs in parallel with the CPCV period. Your lawyer has 4-6 weeks to confirm the property matches what you are buying on paper. This phase is where deals die for good reason.

Your solicitor requests and reviews:

Caderneta predial: fiscal value (VPT), area, description, ownership history
Certidão de teor: confirms seller owns the property free of mortgages, penhoras, or attachments
Licença de habitabilidade or licença de utilização: proves legal residential use
Certificado energético: mandatory energy certificate, valid within 10 years
Condominium minutes and accounts: unpaid communal charges pass to the buyer
Floor plan vs registered area: discrepancies trigger renegotiation or exit

For off-plan or recent builds, add the developer alvará, IMPIC registration, and bank guarantee protecting stage payments. No guarantee means no deposit beyond the CPCV minimum.

Our due diligence Portugal property guide walks through each document with red-flag thresholds. If your lawyer issues a clearance memo with conditions, satisfy every condition before you waive your exit right.

Due diligence decision table

Finding	Typical lawyer advice	Your action
Clean title, valid licences	Proceed to tax payment stage	Confirm completion date with seller
Outstanding mortgage	Seller must discharge before escritura	Require proof of extinction certificate
Missing habitability licence	High risk	Renegotiate price or withdraw
Condominium debt under €2,000	Deduct from price at completion	Get written confirmation from administrator
Condominium debt over €5,000	Serious red flag	Walk away or require seller settlement before CPCV deadline
Off-plan without bank guarantee	Unacceptable risk	Do not proceed

Checklist: due diligence cleared when:

Certidão de teor shows seller as registered owner
No penhoras, mortgages, or attachments remain
Habitability or usage licence valid
Energy certificate on file
Condominium administrator confirms zero debt (or price adjustment agreed)
Written clearance memo from your lawyer

Phase 6: Mortgage Approval (Week 5-9, If Applicable)

Cash buyers skip this phase. Non-resident mortgage applicants should start the bank process immediately after CPCV signing, not after due diligence clears.

Portuguese banks lend to non-residents at 70-80% loan-to-value versus up to 90% for residents. Pre-approval takes 3-5 weeks and requires income proof, home-country credit history, and a bank valuation of the property. Rates for non-residents typically run 0.5-1.0 percentage points above resident pricing. Bank-by-bank requirements and document lists for Q2 2026 are in our non-resident mortgage Portugal guide.

If your CPCV includes a suspensive mortgage clause, the completion date automatically extends if the bank issues a formal decline. Without that clause, you must find alternative cash or forfeit the deposit.

Checklist: financing complete when:

Bank valuation matches or exceeds purchase price
Formal loan offer letter issued
Life insurance and property insurance arranged (if required by lender)
Lawyer confirms mortgage registration slot at escritura

Phase 7: Pay IMT and Stamp Duty (Week 8-10)

Tax payment is the last administrative gate before the notary. IMT (Imposto Municipal sobre Transmissões) and IS stamp duty must be settled at Finanças or via the AT portal before the escritura date. Your lawyer handles filing; you fund the payment from your Portuguese account.

From 1 September 2026, non-resident individuals pay a flat 7.5% IMT on residential property under DL 97/2026. Stamp duty is 0.8% for all buyers regardless of residency. These rates apply to the declared purchase price or tax authority valuation, whichever is higher.

Tax payment example (non-resident, from September 2026)

Purchase price	IMT (7.5%)	Stamp duty (0.8%)	Total tax before notary
€250,000	€18,750	€2,000	€20,750
€400,000	€30,000	€3,200	€33,200
€600,000	€45,000	€4,800	€49,800
€1,000,000	€75,000	€8,000	€83,000

If your escritura falls before 1 September 2026, non-residents may still access the old progressive IMT scale. The difference on a €400,000 home can exceed €15,000. Model both scenarios with your lawyer when you sign the CPCV, not the week before completion.

Checklist: taxes paid when:

Lawyer confirms applicable IMT rate for your completion date
IMT payment receipt from Finanças obtained
Stamp duty receipt obtained
Receipts sent to notary at least 3 working days before escritura

Phase 8: Escritura and Registration (Week 10-14)

The escritura pública de compra e venda is the final deed of sale. You, the seller, and the notary meet (or your lawyer attends under power of attorney). The process takes 60-90 minutes for a standard residential transaction.

What happens at the notary, in order

Notary verifies identity, NIF, and tax receipts
Deed is read aloud or summarised for foreign buyers
Balance of purchase price transfers by certified bank cheque or confirmed wire
All parties sign the deed
Keys and meter readings hand over
Notary submits registration to Conservatória do Registo Predial

Registration completes in 1-5 working days. You then receive an updated certidão de teor showing your name as registered owner. At this point you may switch utilities, instruct a property manager, or list for rent.

Notary and land registration fees total roughly 0.3-0.5% of purchase price.

Checklist: purchase complete when:

Escritura signed and notarised
Full purchase price transferred
Keys received with signed inventory
Deed registered at Conservatória
Updated certidão de teor in your name
IMI registration updated with municipality (lawyer or accountant handles)

Remote Buyers: Adjusted Timeline

Buyers who never visit Portugal complete the same eight phases. The only additions are power of attorney preparation and apostille. Full remote workflow detail sits in our how to buy Portugal property remotely guide.

Step	Remote buyer action	Extra time
POA drafting	Portuguese lawyer sends exact wording	2-3 days
Notarisation	Notarise in home country	1-2 days
Apostille	Hague apostille on POA (non-EU)	3-7 days
Courier	Send original to lawyer in Portugal	3-5 days
Total remote overhead	n/a	+1 to +2 weeks

The POA can cover NIF application, bank account opening, CPCV signature, tax payment, and escritura attendance. Brazilian, British, and UAE buyers use this route routinely. One visit still helps for viewings, but it is not legally required.

Post-Completion: First 30 Days

Ownership triggers ongoing obligations separate from the purchase timeline:

IMI: annual municipal property tax at 0.3-0.45% of VPT, billed April to November
AIMI: wealth surcharge on portfolios above €600,000 cadastral value per individual
Condominium fees: monthly transfer to the building administrator
Insurance: building and contents cover, mandatory for most mortgages

Investment buyers should read the Portugal property investment guide for net yield math and the Lisbon property investment guide if the asset is in the capital district.

Printable Master Checklist (All Phases)

Use this single list when coordinating your lawyer, bank, and agent.

Before offer

Total budget includes 10-13% closing costs
NIF obtained
Portuguese bank account open
Lawyer engaged
Proof of funds or mortgage pre-qualification ready

CPCV stage

Price and completion date agreed
Deposit calculated (10-30%)
Mortgage suspensive clause included (if needed)
Deposit transferred from PT account
CPCV copy filed

Due diligence

Pre-escritura

IMT paid (7.5% non-resident from Sep 2026)
Stamp duty paid (0.8%)
Mortgage offer confirmed (if applicable)
Escritura date booked
Balance funds in PT account

Completion

Common Timeline Mistakes to Avoid

Signing the CPCV without a NIF. The deposit transfer requires a tax-identified buyer. Agents who pressure early signature before administrative setup create preventable risk.

Skipping independent due diligence. Seller-provided documents can be outdated. Your lawyer must pull fresh extracts from the Conservatória and Finanças, not rely on PDFs from the listing folder.

Booking escritura before tax payment. Notaries will cancel the appointment. Build at least one full week between tax payment confirmation and deed date.

Ignoring the September 2026 IMT cutoff. A four-week delay on a €500,000 purchase can cost an extra €15,000-20,000 in transfer tax for non-residents. Fix completion expectations in the CPCV.

Using the listing agent as your lawyer. Conflict of interest is structural. The agent’s commission depends on closing. Your lawyer’s duty runs to you alone.

What does cash-to-close look like at €350k, €450k, and €600k?

Non-resident buyers completing on or after 1 September 2026 should model transfer tax at 7.5% IMT plus 0.8% stamp duty under DL 97/2026, then add legal fees at 1-2%, notary near 0.3-0.5%, and a CPCV deposit of 10-30% that sits in escrow until escritura. The three worked examples below assume a 10% CPCV deposit paid at week 4, legal fees at 1.25%, and escritura in October 2026 when the flat non-resident IMT rate applies.

Full cash-to-close table (non-resident, from September 2026)

Line item	€350,000 purchase	€450,000 purchase	€600,000 purchase
Agreed purchase price	€350,000	€450,000	€600,000
CPCV deposit at 10% (week 4)	€35,000	€45,000	€60,000
IMT at 7.5% (DL 97/2026)	€26,250	€33,750	€45,000
Stamp duty at 0.8%	€2,800	€3,600	€4,800
Legal fees at 1.25%	€4,375	€5,625	€7,500
Notary and registration near 0.4%	€1,400	€1,800	€2,400
Total cash above headline price	€34,825	€44,775	€59,700
Grand cash requirement (incl. deposit)	€384,825	€494,775	€659,700
Balance due at escritura (after deposit)	€315,000	€405,000	€540,000

The deposit is not an extra cost; it forms part of the purchase price and reduces the escritura balance. What matters for liquidity planning is having the full grand cash requirement available in your Portuguese bank account before week 3, because agents in Lisbon and Porto increasingly expect proof of funds that covers taxes and fees, not just the headline price. Line-by-line modelling for other price points sits in our cost of buying property in Portugal guide.

Mortgage scenario overlay at €450,000

If you finance 70% LTV on a €450,000 flat, the bank lends €315,000 and you contribute €135,000 equity plus all closing costs. Non-resident mortgage approval runs in parallel with due diligence from week 5; see our non-resident mortgage Portugal guide for bank lists, valuation timing, and suspensive CPCV clauses. Your cash at completion is roughly €44,775 in costs plus €135,000 equity minus the €45,000 deposit already paid, or about €134,775 net movement at escritura.

How does 2025 transaction volume affect your 8-14 week timeline?

Portugal recorded 169,812 residential transactions in 2025 according to INE, with national prices up 17.6% year-on-year. Higher deal flow does not shorten the legal sequence, but it does change seller behaviour: competitive listings in Lisbon, Cascais, and prime Algarve parishes often demand faster CPCV signatures and larger deposits at 20-30%. Buyers who arrive with NIF, bank account, and lawyer already engaged gain negotiating leverage because they can credibly close inside the standard 8-14 week window.

Market signal (2025 data)	Buyer implication	Timeline adjustment
169,812 national transactions	More buyer competition on clean-title stock	Prepare admin setup before viewing
17.6% national price growth	Sellers less willing to wait for slow NIF setup	NIF and bank account in week 1
Lisbon and Porto concentration	Lawyers and notaries busier in Q2-Q3	Book escritura slot early after tax payment
Algarve resale with AL premium	Extra due diligence on RNAL transfer	Add 1 week for licence verification

The administrative spine never changes: NIF first, CPCV with deposit second, due diligence parallel, IMT and stamp duty before notary, escritura last. Busy markets reward buyers who treat preparation as week zero, not week three after an accepted offer.

How do non-resident mortgage and remote purchase paths fit the sequence?

Cash buyers follow phases 0 through 8 exactly as written. Financed non-resident buyers add a parallel track from week 5: income documentation, bank valuation, and formal loan offer before the escritura date. The non-resident mortgage Portugal guide covers LTV limits, rate spreads versus resident pricing, and which banks accept US, UK, and Brazilian income files in Q2 2026.

Remote buyers who never visit Portugal insert a power-of-attorney step before week 3. The how to buy Portugal property remotely guide explains apostille requirements, which signatures the POA can cover, and how lawyers coordinate video identification with Portuguese banks. Remote purchase adds roughly one to two weeks but follows the same eight phases; the notary accepts a lawyer acting under procuração at escritura.

Buyer type	Extra phase	Critical cross-link
Cash, in-person	None	Due diligence Portugal property
Cash, remote	POA + apostille (+1-2 weeks)	How to buy Portugal property remotely
Financed non-resident	Mortgage approval (week 5-9)	Non-resident mortgage Portugal
AL income strategy	RNAL verification in due diligence	Alojamento Local licence Portugal

What should investment buyers verify before signing the CPCV?

Investment buyers add two gates to the standard checklist: rental licence status and cross-border tax comparison. If your yield model assumes Alojamento Local income, due diligence must confirm an active, transferable RNAL entry and municipal rules that allow transfer in the target parish. Lisbon containment zones blocked many new AL registrations after 2023; never price an AL premium without written confirmation. Full licence mechanics sit in our Alojamento Local licence Portugal guide.

Cross-border investors comparing Iberian markets should read our Portugal vs Spain property investment comparison before fixing a completion date. Spain and Portugal differ on transfer tax timing, non-resident surcharges, and short-term rental regulation. A buyer choosing Portugal for the 8-14 week freehold path and English-language lawyer market should still model IMT at 7.5% from September 2026 rather than assuming Spanish cost baselines.

Portuguese Estate field notes: what we verify in Q2 2026 files

Portuguese Estate maintains a Q2 2026 field verification standard on every purchase file we coordinate. This is what our legal partners pull and what we expect in a clearance memo before any client pays a CPCV deposit above 10%.

Registry and title stack

Certidão de teor from Conservatória do Registo Predial, dated within 30 days of CPCV, confirming seller identity and no penhoras
Caderneta predial urbana from Finanças, cross-checked against approved plans and listing floor area
Licença de utilização or licença de habitabilidade valid for the marketed use class
Certificado energético within statutory validity

Financial and encumbrance layer

Penhoras search through enforcement agent registry with written clear result or cure plan
Condominium certidão de não dívida for apartments; last 12 months of atas reviewed
IMT simulation at AT/CIMT portal using completion date and non-resident status under DL 97/2026
Stamp duty at 0.8% included in total cash-to-close memo

Investment and rental layer (when applicable)

RNAL register lookup at alojamentolocal.pt for AL strategy purchases
Municipal containment zone check for Lisbon, Porto, and Algarve target parishes
Mortgage suspensive clause drafted in CPCV when financing via non-resident mortgage track

Contract and timeline layer

CPCV deposit aligned to 10-30% standard with completion date inside 8-14 weeks
CPCV clause cross-reference with our CPCV promissory contract guide
Remote buyer POA scope checked against remote purchase guide if client does not fly to escritura

We do not treat agent-provided PDFs as source documents. Every extract is ordered fresh by the buyer’s independent lawyer. If any line above fails, our default advice is no CPCV until cure or price adjustment.

Wave 3 companion guides: where each fits in your sequence

Use this map to navigate the full Wave 3 buyer library without duplicating work across pages.

Your current phase	Primary guide	Secondary guide
Deciding Portugal vs Spain	Portugal vs Spain property investment	Portugal property investment guide
Admin setup (NIF, bank)	This step-by-step page, phases 1-2	NIF for property purchase
CPCV negotiation	CPCV promissory contract Portugal	Cost of buying property Portugal
Due diligence window	Due diligence Portugal property	IMT tax non-resident 2026
Financing	Non-resident mortgage Portugal	CPCV suspensive clause section above
Remote purchase	How to buy Portugal property remotely	Phase 8 escritura under POA
AL income strategy	Alojamento Local licence Portugal	Due diligence RNAL section

This step-by-step checklist covers the chronological path from first administrative task to registered ownership. For eligibility rules, financing tables, and regional strategy, return to the foreign buyer hub guide. For line-by-line cost modelling, use the cost of buying property guide. For document-level red flags before your deposit, open the due diligence Portugal property guide.

Frequently Asked Questions

How long does it take to buy property in Portugal from start to finish?

A straightforward freehold purchase typically takes 8-14 weeks from accepted offer to escritura completion. NIF and bank account setup take 1-2 weeks, CPCV negotiation and due diligence run 4-6 weeks, mortgage approval (if needed) adds 3-5 weeks, and notary registration takes 1-2 weeks after tax payment.

What is the first step when buying property in Portugal as a foreigner?

Obtain a NIF (Portuguese tax number) before anything else. You cannot open a bank account, sign the CPCV, pay IMT, or register the deed without one. EU citizens can apply at Finanças in person; non-EU buyers without a Portuguese address appoint a fiscal representative.

How much deposit do I pay when signing the CPCV in Portugal?

The CPCV deposit (sinal) typically ranges from 10-30% of the agreed purchase price. A 10% deposit is common on resale flats; 20-30% is standard on off-plan or competitive Lisbon deals. If you withdraw without a valid suspensive clause, you forfeit the deposit. If the seller withdraws, they must return double.

Do I need a lawyer to buy property in Portugal?

A lawyer is not legally mandatory but is practically essential for foreign buyers. Your solicitor obtains the caderneta predial and certidão de teor, checks mortgages and attachments, drafts the CPCV, coordinates IMT payment, and attends the escritura. Budget 1-2% of purchase price for legal fees.

When do I pay IMT and stamp duty when buying in Portugal?

IMT and stamp duty must be paid before the escritura date. Your lawyer files the payment at Finanças or through the AT portal and presents the receipt to the notary. From 1 September 2026, non-residents pay a flat 7.5% IMT plus 0.8% stamp duty on residential property under DL 97/2026.

Can foreigners buy property in Portugal without visiting?

Yes. Portugal has no foreign ownership ban. Remote buyers grant a procuração (power of attorney) to a licensed Portuguese lawyer who can apply for the NIF, open a bank account, sign the CPCV, pay taxes, and complete the escritura. The POA must be notarised and apostilled in your home country.

What documents does my lawyer check during due diligence?

Before you commit beyond the CPCV deposit, your lawyer verifies the caderneta predial, certidão de teor (clean title), licença de habitabilidade, certificado energético, condominium accounts, and any outstanding mortgages or penhoras. Off-plan purchases also require the developer alvará and bank guarantee.

What happens at the escritura and when do I get the keys?

The escritura is the final deed signed before a notary. The balance of the purchase price transfers by certified bank cheque or confirmed wire, both parties sign, and keys are handed over the same day. The notary registers the deed at the Conservatória do Registo Predial within 1-5 working days.

What changes for non-residents under DL 97/2026 from September 2026?

From 1 September 2026, non-resident individuals pay a flat 7.5% IMT on residential property plus 0.8% stamp duty under DL 97/2026. Residents keep progressive bands. Your completion date, not your future residency plans, determines which rate applies. Model both scenarios when you negotiate the CPCV completion window.

How many residential property transactions did Portugal record in 2025?

INE recorded 169,812 residential transactions in 2025, with national prices up 17.6% year-on-year. Higher deal volume in Lisbon, Porto, and the Algarve means sellers expect faster CPCV signatures, but the 8-14 week administrative sequence for NIF, due diligence, tax payment, and escritura does not shorten because the market is busy.