Buying an apartment in Portugal in 2026
Foreigners can buy without restrictions, but since May 2026 a non-resident pays 7.5% tax on the full price, and an apartment does not bring residence. Prices by region, the purchase process and costs.
In short
- Prices: a median square metre costs about $6,000 in Lisbon, about $3,800 in the Algarve and about $2,700 nationally.
- Tax for a non-resident: since 25 May 2026, 7.5% of the full price plus 0.8% stamp duty.
- Example: a $340,000 apartment costs about $370,000 with taxes and registration.
- No residence for buying since October 2023: you can live there on a passive income or nomad visa.
In detail
A foreigner can buy an apartment in Portugal without restrictions and on the same terms as a Portuguese citizen. But since 25 May 2026 buying has become noticeably more expensive: a non-resident pays a 7.5% transfer tax on the full price of a home from the first euro. And since October 2023 an apartment no longer brings a residence permit. Property search and checks are described on our property in Portugal page; here is the short answer: what it costs, how to buy and what it gives.
How much an apartment in Portugal costs in 2026
According to Portugal's National Statistics Institute, in the first quarter of 2026 the national median price of homes sold was 2,337 euros per square metre, 19.8% more than a year earlier. Lisbon remains the most expensive city in the country.
| Where | Median price per m² | 60 m² apartment |
|---|---|---|
| Lisbon | ~$6,000 | ~$360,000 |
| Cascais | ~$5,700 | ~$340,000 |
| Algarve | ~$3,800 | ~$230,000 |
| Madeira | ~$3,300 | ~$200,000 |
| Porto and its area | ~$2,900 | ~$180,000 |
| National average | ~$2,700 | ~$160,000 |
Foreigners pay more on average: in Greater Lisbon the median price paid by buyers with a tax address abroad is about 60% higher than for Portuguese buyers. Not because they are cheated, but because of what they buy: foreigners more often choose new homes in the centre and by the sea.
How to buy an apartment in Portugal: step by step
- Tax number. No contract can be signed without it. A non-resident from outside the EU gets one through a tax representative in Portugal.
- An account with a Portuguese bank. Payment must go through a bank and leave a trail. Under EU sanctions Regulation 833/2014, banks do not accept deposits over 100,000 euros from Russian citizens without EU residence, so the route of the money is planned before choosing the apartment.
- Checking the property. Land registry extract, tax register record, habitation licence, debts to the building's management.
- Promissory contract and deposit. Usually 10-30% of the price. If the seller backs out, the deposit is returned doubled.
- Taxes before the deal. Transfer tax and stamp duty are paid before the final deed is signed.
- Final deed and registration. At a notary or at the state one-stop service, which registers ownership straight away.
From choosing an apartment to getting the keys usually takes 1-3 months. The tax number, the account and the bank's source-of-funds check take the longest.
How much the purchase costs: taxes and fees
| Cost | Amount |
|---|---|
| Transfer tax for a non-resident | 7.5% of the price |
| Stamp duty | 0.8% of the price |
| Deed and registration at the one-stop service, no mortgage | ~$425 |
| Annual municipal property tax | 0.3-0.45% of the tax value |
| Tax on rent for a non-resident | 25% of income |
Example calculation. An apartment for 300,000 euros, about $340,000. Transfer tax - about $26,000, stamp duty - about $2,700, registration - about $425. Purchase costs total about $30,000, about $370,000 together with the price. This excludes the tax representative, legal checks and translations.
The 7.5% rate does not apply to a buyer who has previously been a Portuguese tax resident. For spouses with joint property it applies only if neither of them has ever been resident. If a home's tax value exceeds 600,000 euros, an annual tax on high-value property is added.
The 7.5% tax can sometimes be legally avoided, and a bank may refuse the money
The law does not forbid buying an apartment in Portugal on your own. But mistakes cost more than taxes: a payment the bank will not accept under sanctions rules, a property without a habitation licence, 7.5% tax where the buyer was previously resident and could pay the standard scale. We arrange the tax number and account, check the property in the land and tax registers, plan the route of the money and handle the deed at the notary with a locally licensed partner. We guarantee professional work and a transparent process.
The cost of support depends on the property price and the payment route; our manager in the chat will calculate it.
Does buying an apartment give a Portuguese residence permit
No. Since 7 October 2023 property has been excluded from the golden visa, which now works through investment funds. You can live in Portugal on other grounds: the passive income visa from $1,100 a month or the digital nomad visa. An apartment helps in that case - it meets the housing requirement - but is not a basis on its own. All routes are covered in how to get residency in Portugal, owner taxes on the taxes in Portugal page.
How we help
The law does not forbid buying an apartment on your own. But mistakes cost more than taxes: money the bank will not accept, a property without a habitation licence, 7.5% tax where it could legally have been avoided. Murblz specialists arrange the tax number and account, check the property in the registers, plan the route of the money and handle the deal with a locally licensed partner. Our manager in the chat will calculate the cost of support.
Property in Portugal
Search, register checks and support with the deed at the notary.
Learn more →Account in Portugal
A bank account to pay for the apartment and proof of the source of funds.
Learn more →Portuguese residence
Passive income, remote work and funds instead of buying a home.
Learn more →We will calculate the purchase for your budget. Tell us where and why you need the apartment and where the money will come from. We will show the taxes, the payment route and what to prepare in advance.
FAQ
Can a foreigner buy an apartment in Portugal?
How much does an apartment in Portugal cost in 2026?
What tax does a non-resident pay when buying an apartment in Portugal?
Does buying an apartment give residence in Portugal?
Don’t want to figure this out alone?
We handle the whole process end to end: we check your documents, match a program to your situation and give you honest timelines and costs. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
Free consultationPrograms