Buying a house in Portugal does not automatically grant you the right to reside there indefinitely; your stay duration depends on your nationality and whether you obtain a suitable residency permit.
Understanding Residency Rules After Property Purchase
While anyone can purchase property in Portugal, this act alone does not confer an automatic right to full-time residency. Property ownership is separate from the legal right to live in the country long-term.
For Non-EU/EEA/Swiss Citizens
For individuals from outside the European Union (EU), European Economic Area (EEA), or Switzerland, merely owning property does not bypass standard immigration rules. Without a specific residency permit, most non-residents are typically limited to a maximum stay of 90 days within any 180-day period across the Schengen Area. This means that even with a property, you would generally need to leave the Schengen Area after 90 days and could only return after another 90 days have passed.
To live in Portugal full-time, non-EU citizens must apply for a visa that leads to a residency permit. While your property can serve as proof of accommodation, it doesn't eliminate the need for a visa application.
Pathways to Long-Term Stay and Residency
To secure the right to live in Portugal long-term, non-EU citizens often pursue specific visa categories. These visas, once approved, allow you to apply for a residency permit upon arrival in Portugal. Here are some common visa types that can lead to long-term residency:
| Visa Type | Primary Requirement/Benefit | Leads to Residency? |
|---|---|---|
| D7 Visa (Passive Income Visa) | Designed for individuals with stable passive income (e.g., pensions, social security, dividends, intellectual property, rental income from properties outside Portugal, or even from your Portuguese property if it meets the income threshold). This is a popular option for retirees or those with sufficient independent financial means. | Yes |
| D2 Visa (Entrepreneur/Business Visa) | For individuals intending to make an investment or set up a business in Portugal. This requires demonstrating a viable business plan and sufficient capital for the investment. | Yes |
| D8 Visa (Digital Nomad Visa) | Introduced for remote workers or freelancers who work for companies or clients outside Portugal. Applicants must demonstrate a professional relationship and consistent income above a certain threshold from their remote work. | Yes |
| Golden Visa (ARI) - Investment Residency | Historically a popular route, the Golden Visa program previously allowed significant investment, including real estate purchases, to qualify for residency. As of October 2023, the direct real estate purchase route under the Golden Visa program has largely been phased out, but other investment options still exist. | Yes (with eligible investment) |
Your Portuguese property can be a crucial asset when applying for these visas, as it serves as proof of stable accommodation in the country, a mandatory requirement for most long-term visa applications.
For EU/EEA/Swiss Citizens
Citizens of the European Union (EU), European Economic Area (EEA), and Switzerland enjoy the right to live and work in Portugal without needing a specific visa or initial residency permit. If you plan to stay longer than three months, you must register your residency with the local authorities. Owning a property in Portugal simplifies this process by providing clear proof of your address.
Key Considerations for Property Owners Seeking Residency
If you've purchased a property in Portugal and wish to live there long-term, consider these essential steps:
- Visa Application First: For non-EU citizens, it's crucial to apply for the appropriate long-stay visa from your home country before moving to Portugal. This visa is your gateway to applying for a residency permit once you arrive.
- Financial Stability: Most residency visas require proof of sufficient financial means to support yourself without relying on public funds. This is a primary requirement for the D7, D2, and D8 visas.
- Accommodation: While buying a house doesn't grant residency, it serves as excellent proof of accommodation for your visa and residency permit applications, fulfilling a key requirement.
- Tax Implications: Be aware of Portugal's tax residency rules. If you spend more than 183 days in Portugal within a calendar year, or if you have your habitual residence there, you may become a tax resident and be liable for Portuguese income taxes.
- Legal and Immigration Assistance: Navigating the visa and residency application process can be complex. It is highly recommended to consult with a Portuguese immigration lawyer or specialist to ensure all requirements are met and to streamline the process.
