Buying property in Portugal from abroad is entirely feasible — but the safeguards that protect a resident buyer are exactly the ones a non-resident is most likely to miss. This is a practical legal guide to acquiring Portuguese real estate as an international buyer, with personal legal guidance at each step, from the tax number to completion.
Who this is for
- Non-resident individuals buying a home, a second home or an investment property.
- Foreign investors acquiring residential or commercial assets, land or buildings to refurbish.
- Companies and family offices structuring an acquisition in Portugal.
The acquisition, step by step
1. Tax number (NIF) and fiscal representation
A Portuguese tax number (NIF) is required to transact. Non-residents from outside the EU/EEA generally need a fiscal representative. Both can be arranged before you travel.
2. Bank account and financing
A local bank account is usually needed for the transaction and ongoing costs. Where mortgage financing is involved, the bank’s timeline and conditions must be reflected in the contract as a condition precedent.
3. Reservation and negotiation
A reservation agreement or letter of intent can secure the property while the legal review is carried out. The key commercial and legal terms are negotiated here, not left to the deed.
4. Due diligence
The preventive legal review of the property — land registry, planning and tax — before any binding commitment. See real estate due diligence in Portugal.
5. Promissory purchase and sale agreement (CPCV)
The contrato-promessa de compra e venda (CPCV) is where the deal is decided: the deposit regime (article 442 of the Civil Code), specific performance (article 830), and the conditions precedent that make the deal conditional on financing, licences or the confirmation of the legal status.
6. Taxes on the acquisition
IMT (property transfer tax) and Stamp Duty are due on completion; IMI/AIMI apply to ownership; capital gains and the non-resident regime should be planned before signing. The applicable rates and any surcharges depend on the property and the buyer’s profile.
7. Completion (the deed) and registration
Completion takes place before a notary or at a registry, followed by registration of the acquisition in the buyer’s favour. Utilities and charges are settled and the keys handed over.
Buying at a distance
The entire process can be handled remotely. A power of attorney allows the transaction to be signed on your behalf; identification and source-of-funds checks (KYC/AML) are completed in advance. Documents are reviewed and exchanged electronically, with a clear timeline and single point of contact.
What you receive
- A step-by-step plan for the acquisition, with responsibilities and timeline.
- The due diligence memorandum and a risk matrix, before any binding commitment.
- The drafting or review of the CPCV, with conditions precedent that protect your deposit.
- A tax map of the operation and coordination with notary, bank and registry through to completion.
Frequently asked questions
Do I need to be in Portugal to buy?
No. With a power of attorney and remote handling of documents, the acquisition can be completed without travelling, in Portuguese, English or Spanish.
Do I need a Portuguese tax number and bank account?
A NIF is required to transact and a local bank account is normally needed. Both can be arranged at the outset; non-residents from outside the EU/EEA typically also need fiscal representation.
What about residency or visas?
Residency and visa matters are separate from the purchase and are governed by their own, frequently updated rules. They are addressed with the appropriate specialists; this service focuses on the legal security of the transaction itself.
Related
- Real estate due diligence in Portugal
- Buying and selling property and the CPCV
- Real estate investment and structuring (SPV)
Jurisdiction and contact
This guidance concerns Portuguese law and property located in Portugal. Office at Lagoas Park, Building 7, in Oeiras; meetings in person or by video conference, in Portuguese, English and Spanish.
Notice: before sharing documents, deadlines or the identity of the counterparty, please await confirmation that there is no conflict of interest and acceptance of the engagement. The information on this page is general in nature and does not constitute legal advice.