Original featureWhy Portugal Is a Hotspot for U.S. Investors — and How You Can Buy Property ThereKiplinger · 22 October 2026 →

Golden Residence Permit Programme – revised thresholds

The Golden Residence Permit Programme (GRPP), which grants residency to non‑EU investors, remains in force but was amended in early 2026. The minimum qualifying investment in residential property was reduced from €500,000 to €350,000 for purchases in low‑density interior regions, while the €500,000 threshold persists for high‑demand coastal areas such as the Algarve and Lisbon’s historic centre, as reported by the Portuguese Immigration and Borders Service (SEF).

Applicants must retain the property for a minimum of five years and demonstrate a clean criminal record. The programme now excludes properties earmarked for short‑term tourist rentals, a measure introduced to curb overtourism in popular districts.

Foreign ownership limits and planning controls

Portugal imposes no outright ban on foreign ownership, but municipal zoning plans (Planos Diretores Municipais) in several coastal municipalities now require a local partnership for developments exceeding 1,000 m² of gross floor area. The Lisbon City Council, for example, mandates a 30 % local equity stake for projects over this size, a rule that came into effect in July 2026.

Prospective buyers should verify the land‑use classification (residential, mixed‑use or tourism) with the local Câmara Municipal before signing contracts, as non‑compliance can trigger demolition orders or forced sale.

Rental and tourist‑let licensing requirements

Since March 2026, all short‑term tourist rentals (leases under 30 days) must be registered with the municipal tourism authority and obtain an Alojamento Local (AL) licence. The licence fee varies by municipality but is typically €200‑€400 annually, with a mandatory safety inspection covering fire alarms and emergency exits.

Long‑term rentals remain subject to the standard lease code (Código Civil), but landlords must now provide an Energy Performance Certificate (EPC) of at least ‘C’ rating, as stipulated by the 2025 national energy‑efficiency decree. Failure to present a compliant EPC can result in a €5,000 fine per infraction.

Energy‑performance and transaction procedures

All residential transactions completed after 1 January 2026 require an EPC issued by a certified auditor. The certificate must be uploaded to the online portal of the Institute for the Conservation of Nature and Forests (ICNF) before the deed is signed at the notary.

The buyer’s solicitor must also request a “certidão de teor” from the Land Registry (Conservatória do Registo Predial) to confirm the seller’s title and any existing encumbrances. The registration fee is 0.8 % of the purchase price, payable within 30 days of the deed’s execution.

Related reads

• Why Portugal Is a Hotspot for U.S. Investors — and How You Can Buy Property There (Kiplinger, 22 Oct 2026)
• Italy attracts wealthy Chinese property buyers with food, fashion – and flat tax (South China Morning Post, 28 Sep 2026)
• Portugal tops real estate charts as global market falls (EIN Presswire, 10 Sep 2026)
• 7 Cooler Hotspots in Portugal’s Real Estate Play (The Portugal News, 17 Sep 2026)
• The Best Countries for Startups: Relocate for Tech and Startup Investments (Nomad Capitalist, 15 Oct 2026)

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