Portuguese residence permit

Golden Residence Permit Program for living by the ocean and traveling around Europe visa-free
€250,000

Minimum
investment

2-6 months

Processing
time

5 years

Minimum investment period

Portuguese residence permit
Law

Portugal started issuing residence permits in return for investment in 2012. The program remains popular today, with 3,225 «golden visas» issued just in 2020.

Applicants are offered a choice of eight investment options. The option of purchasing a property for restoration for €350,000 or more modern real estate for €500,000 has proven to be particularly popular. The option to buy units in investment and venture funds for €350,000 is also gaining popularity.

These and other popular options also allow the initial investment to be returned after five years by selling the property or units in a fund.

After five years as a Portuguese resident, the investor and their relatives can apply for permanent residence or citizenship. At the same time, they are not required to live in Portugal: as long as they spend seven days a year in the country their residence permit remains valid.

You need to hurry

Changes in the Portuguese residence permit program in 2022

From January 1, 2022, the minimum investment amount for some options will increase. In addition, investors will not be able to obtain a residence permit by purchasing real estate in popular areas such as Lisbon, Porto and the resort areas.

To obtain a residence permit under the current more attractive terms, you need to apply to participate in the program and make the investment in 2021.

Изменения в программе ВНЖ в Португалии с 2022 года
Possibilities

Benefits of a Portuguese residence permit

1

Visa-free travel
to the Schengen countries

Portuguese residence permit holders can visit the Schengen countries without a visa and spend up to 90 days out of 180 there.

2

Moving to Portugal
or creating a “safe haven”

A residence permit by investment gives the holder the right to enter Portugal at any time, even when the borders are closed to tourists. Residence permit holders can stay in the country indefinitely. At the same time, living in Portugal is a right, not an obligation for Portuguese residence permit holders.

3

Tax optimization

Investors can obtain a special Non-habitual Resident (NHR) status in Portugal for 10 years. A NHR is not taxed in Portugal on income earned in other countries and their tax on income earned in Portugal is reduced to 20%. Without preferential status, the income tax rate in Portugal can be as high as 48%.

4

EU citizenship
after five years

Investors can apply for permanent residence or Portuguese citizenship after five years as a resident. At the same time, they are not required to live in the country as long as they do not violate the terms of the program and regularly renew their residence permit.

Portuguese citizens can choose to live in any EU country for life and travel visa-free to 188 countries around the world, including the United States, Canada, the UK and Australia.

Portuguese residence permit holders can visit the Schengen countries without a visa and spend up to 90 days out of 180 there.

A residence permit by investment gives the holder the right to enter Portugal at any time, even when the borders are closed to tourists. Residence permit holders can stay in the country indefinitely. At the same time, living in Portugal is a right, not an obligation for Portuguese residence permit holders.

Investors can obtain a special Non-habitual Resident (NHR) status in Portugal for 10 years. A NHR is not taxed in Portugal on income earned in other countries and their tax on income earned in Portugal is reduced to 20%. Without preferential status, the income tax rate in Portugal can be as high as 48%.

Investors can apply for permanent residence or Portuguese citizenship after five years as a resident. At the same time, they are not required to live in the country as long as they do not violate the terms of the program and regularly renew their residence permit.

Portuguese citizens can choose to live in any EU country for life and travel visa-free to 188 countries around the world, including the United States, Canada, the UK and Australia.

Participants

Who is eligible to apply for a Portuguese residence permit

over 18 years of age
no criminal record certificate
money for investment must be transferred from outside Portugal
without debts in Portugal
valid health insurance

 
 

financially dependent on the main applicant and
living with them or studying at a university

 
Immigrant Invest – Official Representative of the Program

Practical guide on Portuguese residence permit

Application
costs

Portugal offers applicants interested in participating in the residence permit by investment program eight options. The most popular ones are buying new real estate or an older property for restoration.

1 Option

Real estate
purchase

€280,000

Investors are offered two options:

  1. €350,000: purchase real estate built more than 30 years ago or located in designated restoration areas.
  2. €500,000: purchase a newer residential or commercial property
    in Portugal.

These minimum prices are reduced to €280,000 for restoration properties and €400,000 for other real estate when the property is located in sparsely populated areas of the country.

The initial investment can be recovered by selling the property after five years.

Purchase real estate €280,000
Transfer tax 6 to 8% of the real estate value
Stamp duty 0.8% of the property value
Annual property tax 0.4% of the cadastral property value
Medical insurance €400 per person
Application fee €533 for the main applicant, €83 for their spouse,
and €133 for each child or parent
Residence permit card €5,340 for each family member
2 Option

Purchase units in an investment fund

€350,000

This is the best way to obtain a Portuguese residence permit if the investor and their family do not plan to live in Portugal or do not want to invest in real estate.

The investment funds approved for the program aim to attract and increase their capital by investing in the selected assets: residential or commercial real estate, Portuguese companies, industrial facilities or the European stock market.

The minimum investment in a fund is €350,000 as long as the application is submitted by the end of 2021. The minimum investment holding period is 5 years, but usually the money is returned after 6-10 years. Any profit earned by the fund is distributed among the investors net of commission.

As of 1 January, 2022, the minimum investment required for a Portuguese residence permit is going to be raised and the terms for participating in the program will be stricter. We recommend potential applicants to take advantage of the current prices and terms by submitting their application before the end of 2021 and preferably no later than October, so that there will be enough time to prepare documents, submit an application and buy fund units at the current price.

Purchase units in an approved fund €350,000
Commission when investing Up to 7.5%
Annual commission on profits 0.5 to 3%
Tax on investment income for those who are not tax resident in Portugal 0%
Tax on investment income for tax residents in Portugal 14%
Medical insurance Minimum €400 per person
Application fee €533 for the main applicant, €83 for their spouse,
€133 for each child or parent
Residence permit card €5,340 for each family member
3 Option

Support for culture
and art

€250,000

4 Option

Investment in
research projects

€350,000

5 Option

Purchase units in
investment funds

€350,000

6 Option

Business
investment

€350,000

with the creation of at least five jobs

7 Option

Capital transfer

€1,000,000

8 Option

Forming a company

Creation of at least 10 jobs

Индивидуальный расчет стоимости

Immigrant Invest — official representative of the program

Individual calculation of the cost of a residence permit in Portugal

Get an individual calculation for your family with all associated costs and government fees

Differences between residence permits by investment and other types of residence permits

Residence permit by investment Other types of residence permits
Exam on knowledge of the Portuguese language No Yes
Compulsory stay in the country 7 days a year 183 days a year
Required to live in the country for the citizenship No Yes
Probability of refusal Low High
Stages and Terms

Step-by-step procedure for obtaining a Portuguese residence permit through the purchase of real estate

Our certified Anti Money Laundering Officer carries out practically the same Due Diligence check as the program department. Our verification allows us to identify all potential stumbling blocks in advance and reduce the risk of the application for a residence permit being rejected to 1%.

Our Due Diligence check is mandatory. We sign an agreement with the investor only after carrying out our check. If, during the check, risks are identified, we offer a solution that circumvents the problem: for example, we may recommend choosing another program or attacing additional documents to the application.

The preliminary check is confidential and we only need to see the investor’s passport before conducting the check.

Immigrant Invest’s real estate specialists select several properties for the investor to consider. If necessary, an employee of the company in Portugal goes to the site to take photographs and videos of the property. When an investor chooses a priority option, we negotiate the terms of the purchase-sale of the property with the seller on behalf of the investor.

The investor needs to visit Portugal to see the selected property and choose the appropriate option. Within two or three days, they can open a bank account, get an individual foreigner's number at the tax office and draw up a power of attorney for their lawyer in Portugal.

Immigrant Invest’s lawyers accompany the purchase process up to its conclusion and are responsible for the legality of the transaction.

The investor’s lawyer in Portugal signs a preliminary sales contract and closes the deal. The investor transfers the money. The lawyer in Portugal receives the ownership certificate for the property through a power of attorney. This certificate will be needed when applying for a residence permit.

Immigrant Invest’s lawyers provide the investor with an individual list of documents that must be provided in order to apply for a residence permit. They also fill out the relevant state forms, translate and certify documents and collect the documents related to ownership of the property. This takes up to two weeks.

Electronic copies of the documents are sent for consideration to the SEF, the Portuguese Immigration Office. There, the application is considered for 4-6 weeks.

The investor and their family need to come to Portugal to submit their biometric data for residence permit cards and submit original documents. The biometrics are recorded in advance in the SEF electronic register.

When the investor and their family have submitted their application and their biometrics, SEF will issue a confirmation document to them. This can be used to live in Portugal until the residence permit cards are issued, but you cannot enter or leave the country until the residence permit cards are received.

SEF checks the documents of the investor and their family. This takes up to six months from the date the original documents and biometric data are submitted.

When approval is received, the investor pays the fee for the residence permit cards. They are prepared within two weeks and issued personally to the investor or their lawyer by proxy, who then sends the documents to the investor.

In order to maintain a residence permit, the investor and their family members must spend at least seven days a year in Portugal. The residence permit has to be renewed every two years. The procedure is similar to the initial application: you need to collect the same documents and submit them in electronic form, submit biometrics and originals, and obtain new residence permit cards.

Дополнительные услуги

Citizenship and Immigrant Invest will remain with you

Portugal’s residence permit card needs to be changed regularly. Over time, other needs may also arise, such as a residence permit for a newborn child or a new spouse. You may need to collect documents for citizenship or to become a tax resident. This is how we can help.

We help our clients renew and extend their residence permit cards every two years.

We prepare the required package of documents and submit them on behalf of the investor.

We help the spouse, children and parents of investors obtain a residence permit by adding them to the original application.

We help our client obtain preferential tax status, provided that they spend more than 183 days a year in Portugal.

We prepare applications for a replacement residence permit card and make sure a new residence permit card is received.

We prepare the required documents and fill out the forms for our clients.

We help the investor choose a finished apartment or buy one under construction. We closely follow each step of the purchase transaction.

Client cases

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Answers to frequently asked questions

A Portuguese residence permit can be obtained by an adult investor with proven legal income earned outside Portugal. They must have a valid no criminal record certificate. They must also have medical insurance coverage.

Together with the investor, a residence permit can be obtained by their spouse, children under 26 years old and parents at least 65 years old. Adult children must be financially dependent on the investor: for example, if they are students at a university, their educational costs have to be paid by the investor.

The Portuguese residence permit program offers investors eight investment options. The smallest investment amount of €250,000 is payable when the applicant selects the option to support Portuguese culture and art.

The most popular options are purchasing real estate for restoration for €350,000 or any other property for €500,000. There is also growing demand for purchasing investment fund units for €350,000.

Some options allow the initial investment to be returned to the investor. For example, real estate and securities can be sold five years after obtaining a residence permit. In the meantime, the investor must continue to hold the investment and can receive rental income and benefit from the growth in the value of their assets.

No one can guarantee that you will obtain a Portuguese residence permit by investment. If someone makes such a promise, the offer is almost certainly fraudulent.

To reduce the risk of rejection to 1%, Immigrant Invest conducts a preliminary Due Diligence check. The investor's documents are reviewed by a certified Anti Money Laundering Officer who is an expert on Due Diligence in different countries. If they find a potential weak point, we will look for an alternative solution to circumvent or avoid the problem: for example, we may add additional documents for submission or recommend another program.

In order to maintain your residence permit, you need to spend at least seven days a year in Portugal. It is also important to renew your residence permit card on time every two years.

The investor pays a number of taxes when buying and maintaining a home. Income derived from sources in Portugal is also taxed.

If an investor lives in Portugal for more than 183 days a year, they become a tax resident and begin to pay taxes at the rates for residents of the country.

The investor is not required to permanently live in Portugal, take a language test or serve in the army.

Articles on Portuguese residence permit

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We will offer an individual solution
at a meeting in the office or online

We will select a country and status that will solve your problems, we will accompany the whole process.

Гражданство за инвестиции для ваших целей