Buyer's guide
How to buy property in Portugal as a foreigner
There are no restrictions on foreigners owning property in Portugal. Here's the process, step by step, and how long each stage takes in 2026.
Good news first: there are no nationality-based restrictions on owning residential property in Portugal. EU and non-EU citizens, residents and non-residents all buy on the same legal footing. What matters is following the process correctly — here it is.
Step 1 — Get your NIF (and a fiscal representative if needed)
A Portuguese NIF (tax number) is mandatory for any purchase, and to open a bank account and pay taxes. Non-residents can obtain one remotely, usually within days, through a lawyer or accountant. If you're tax-resident outside the EU/EEA (this now includes the UK and the US), you'll also need a fiscal representative — a straightforward appointment your lawyer can arrange. More on the NIF here.
Step 2 — Open a Portuguese bank account
Not strictly mandatory, but strongly recommended — it makes paying the deposit, taxes and completion funds far simpler.
Step 3 — Find the property and appoint a lawyer
Work with a buyer-focused advisor to find verified homes, and appoint an independent lawyer who represents you — not the seller or the listing agent. Insist on verified listings; Sintra in particular attracts misleading online adverts designed to generate enquiries rather than genuine sales.
Step 4 — Due diligence
Your lawyer checks the title (Caderneta Predial, Certidão de Teor), confirms the seller is the legal owner, verifies the habitation licence and planning status, and makes sure there are no debts or charges on the property. Never skip this.
Step 5 — CPCV, the promissory contract
The Contrato-Promessa de Compra e Venda is binding. You pay a deposit — typically 10% (sometimes up to 30%). If you withdraw you lose it; if the seller withdraws, they owe it back double. Never sign or pay a deposit before independent due diligence is complete.
Step 6 — Escritura, the final deed
The escritura pública is signed before a notary. The balance is paid, the purchase taxes (IMT and stamp duty) are settled beforehand, and ownership is registered at the Land Registry. The keys are yours.
From accepted offer to deed, a straightforward resale usually takes about 2 to 4 months — longer if a mortgage, probate or licensing issue is involved.
What about a mortgage?
Portuguese banks typically lend non-residents up to 60–70% of the value (a 30–40% deposit), versus 80–90% for residents. Arrange a decision in principle before you start making offers.
And the costs?
Budget 7–11% on top of the price for taxes and fees — see our full breakdown in The true cost of buying in Sintra.
Key takeaways
- Foreigners can buy freely — no permit, no cap.
- Get a NIF first; non-EU residents also need a fiscal representative.
- The CPCV is binding with a ~10% deposit — do due diligence before you sign.
- Offer to deed takes roughly 2–4 months.
→ Get the full step-by-step guide as a free PDF
General information for 2026, not legal advice. Confirm current requirements with a qualified Portuguese lawyer before acting.
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