Can I get a Portuguese Golden Visa through real estate in 2026?

No. Portugal eliminated the real-estate Golden Visa route in October 2023 under the Mais Habitacao reform. Both residential and commercial property purchases were closed for new Golden Visa applications. Five active investment routes remain: cultural-heritage donation from 250,000 euros (200,000 in low-density areas), CMVM-regulated investment fund subscription from 500,000 euros, business investment in an existing Portuguese company from 500,000 euros plus 5 permanent jobs, scientific R&D from 500,000 euros, or job creation with no capital minimum (at least 10 permanent jobs). Property purchases in Portugal remain fully legal but are no longer a Golden Visa qualifying investment. Information current to May 2026; consult a licensed Portuguese attorney before acting.

How much time do I need to spend in Portugal under the Golden Visa?

The stay requirement is 7 days in year one and 14 days per 2-year renewal cycle. This remains one of the lowest physical-presence requirements of any European residency program. Applicants who do not become Portuguese tax residents avoid Portuguese worldwide-income taxation; those who relocate full-time become tax residents and may evaluate the IFICI tax incentive (which replaced NHR in January 2024 and is much narrower). Information reflects May 2026 regulation.

How long does it take to get Portuguese citizenship through the Golden Visa?

Under the citizenship-law reform promulgated by President Antonio Jose Seguro on May 3, 2026, third-country nationals (including Israelis, Americans, Britons, Turks, South Africans) now require 10 years of legal residency from first card issuance to be eligible for Portuguese citizenship. EU citizens and CPLP nationals (Brazil, Angola, Cape Verde, Mozambique, Guinea-Bissau, Sao Tome, East Timor, Equatorial Guinea) require 7 years (CPLP was 3y under the prior law). An A2 European-Portuguese language test is now mandatory. Permanent Residency remains available after 5 years from card issuance and is unchanged. A constitutional challenge by in-flight investors is pending at the Portuguese Constitutional Court and may yet adjust the timeline. Total real-world timeline including AIMA backlog: approximately 12-13 years from initial application to passport. Information current to May 2026.

What are the tax benefits of moving to Portugal in 2026?

The Non-Habitual Resident (NHR) regime ended on January 1, 2024 and is closed to new applicants (existing holders are grandfathered for the remainder of their 10-year window). Its replacement, IFICI, is established by Ordinance 352/2024/1 and is significantly narrower: eligibility is limited to academic and scientific researchers, technology and R&D workers at SIFIDE-recognized companies, founders and employees of Startup-Portugal-recognized startups, and staff at qualifying export companies, with an EQF Level 6 plus 3 years experience requirement (or PhD). Pensions are fully excluded from IFICI and taxed at standard Portuguese progressive rates up to 48% plus solidarity surcharge. The IFICI benefit is 20% flat tax on Portuguese-source income from approved categories for 10 years, plus broad exemption on foreign-source dividends, interest, and rental from foreign property (subject to source-taxation conditions). Registration deadline: January 15 of the year following Portuguese tax residency. Portugal still has no wealth tax and no inheritance tax for direct family members. Information current to May 2026; this is not tax advice. Consult licensed Portuguese tax counsel before acting.

What is the minimum investment for a Portuguese Golden Visa in 2026?

The lowest entry point is 250,000 euros for a non-recoverable cultural-heritage donation (200,000 euros in low-density areas), which grew over 165% in 2024 and is the most cost-efficient path. The most popular route by application volume is the 500,000 euros subscription to a CMVM-regulated investment fund with at least 5-year maturity (real-estate-exposed funds are excluded). Other routes: 500,000 euros active business investment in an existing Portuguese company with creation of 5 permanent jobs, 500,000 euros scientific R&D donation or investment, or no-floor job creation (10 permanent jobs, 8 in low-density areas). The previously available 1.5 million euro direct capital-transfer route was eliminated in October 2023 alongside the real-estate route and is no longer available. Beyond the investment itself, expect 15,000 to 25,000 euros in legal, fiscal, and due-diligence costs plus AIMA fees that increased 33% on March 1, 2026. Information current to May 2026.

Portugal Golden Visa 2026: What Changed and What It Means for Investors | LisbonOS Blog

Portugal Golden Visa 2026: residential real estate removed, investment funds now dominant. Timeline, costs, tax benefits, and honest assessment.

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