• Welcome to Nomera Capital, Portugal Real Estate. Lisbon, Porto, Obidos, Alentejo, Algarve.

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The Residence Permit for Investment (ARI, aka “Golden Visa”) was launched by the Portuguese Authorities as a fast track for foreign investors from non-EU countries to obtain a fully valid residency permit in Portugal.

Under GOLDEN VISA PORTUGAL, non-EU citizens simply need to carry out one of the investments set out in the law to qualify to obtain a residency permit in Portugal. This residency permit will allow the investor and his family members to enter and/or live in Portugal and to travel freely within the vast majority of European countries (Schengen area).

The 26 Schengen countries are: Austria, Belgium, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Italy, Latvia, Liechtenstein, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Slovakia, Slovenia, Spain, Sweden, and Switzerland.

Aimed at attracting foreign investment to Portugal, the Golden Visa is a very straightforward and flexible programme, with simple and clear legal requirements.  With extremely reduced minimum stay requirements, the Golden Visa is clearly one of the most attractive residency programs for investors in the world.

Investing Through Real Estate

  • A minimum investment of €500,000 is required, lowered to €350.000 for rehabilitation purpose
  • Properties can be residential or commercial
  • Applicable to off-plan developments
  • Investments must be maintained for a minimum of 5 years
  • No limitations on use
  • Multiple properties can be purchased, as long as the total amount invested is at least €500,000
  • Co-ownership is possible, as long as each individual invests at least €500,000
  • Can be applied for based on the signing of a promissory contract (otherwise known as a reservation contract), provided that the value of the property is equal to or greater than €500,000.


Number of GV granted by Year

Country source of Investment

  • China
  • Brazil
  • South Africa
  • Russia
  • Turkey
  • Lebanon
  • Others



Visit to finalise your property purchase, open a bank account and complete necessary documentation (Powers of Attorney, investment declarations, etc) and obtain your Portuguese tax number.


Bring all your personal documents – a valid passport, property contract, valid medical insurance.


Present the proof of funds transfer and a declaration confirming compliance with the Visa’s investment requirements.


Wait 4 months for the Immigration authorities to process your request. This is divided into: 1) Petitioning phase — all relevant documents submitted, initial fees paid and biometric data collected. 2) Granting Phase — final fees paid.


The following table presents the fees you should expect to pay to get the residency permit. Renewal takes place after the 1st year, and then each 2 years. The license is valid for a maximum of 6 years, and then you can apply for Nationality.

Besides these fees, you should count with lawyer fees for handling the process. We can provide you a detailed proposal, through our partner lawyers, tailored to your particular situation.

Application fee

For family members applying at the same time, this is reduced to €80.60

per person
Initial Residency Permit (Granting Phase) 5.274,40

per person

Residency Permit Renewal 2.637,20

Property Taxes

The following table show the property taxes you should expect to pay, when you buy a property in Portugal. IMT is the property transfer tax, and IMI is the annual immovable property tax. IMT is progressive, based on price ranges, being the maximum 6%.

The additional to IMI is a recent tax on properties above 600.000€.

Tax payer number registration and tax representation €10,20
per person
IMT (one time tax) Up to 6%

(5,6% for 500.000€)

IS (stamp duty — a one time tax) 0,8%
IMI (per year) 0,3%-0,45%
of the property fiscal value
Additional to IMI (per year) 0,7% of the difference over 600.000€ and 1% over the difference above 1.000.000€ (of the property fiscal value)
Public deed and registration fees €750,00