GUIDE FOR US BUYERS
Buying Property in Portugal as a US Buyer
A practical guide for US buyers considering a home, second residence, investment property or resort unit in Portugal.
- For buyers based in, or connected to, the United States
- Reviewed and current
QUICK ANSWER
Can Americans buy property in Portugal?
Yes. Portugal places no nationality restriction on buying property, and US buyers follow the same process as anyone else: obtain a Portuguese tax identification number, agree terms, carry out due diligence on the property, sign the contractual documents, settle Portuguese acquisition taxes and complete the purchase, which is then registered in your name.
Being American does not create a special route to buying, and it does not create an obstacle either. What changes in practice is the logistics: moving funds from US dollars, gathering US-issued documents, and coordinating across time zones.
Buying property, obtaining the right to live in Portugal, and becoming Portuguese tax resident are three separate questions. This guide covers the first. For residence and visa matters, consult current official Portuguese immigration information.
The US buyer roadmap
Seven steps, each linked to the detailed guidance where it exists.
- 01
Define the purchase
Home, second home, investment, off-plan or resort. The intended use influences the taxes, the documents to review and the type of property that fits.
The buying process - 02
Set the real budget
Property price plus purchase taxes, transaction costs and, where relevant, financing and transfer costs.
Estimate purchase costs - 03
Prepare Portuguese requirements
A Portuguese NIF for every buyer, plus the payment and documentation arrangements the transaction will need.
About the NIF - 04
Arrange funds
Plan transfer timing, source-of-funds documentation and financing where relevant, before contractual deadlines exist.
Financing as a non-resident - 05
Find and check the property
Ownership, charges, registration, licensing and condition are verified rather than assumed.
Due diligence - 06
Review contracts
The reservation document and the CPCV set the deposit, the deadlines and the consequences of default.
The CPCV explained - 07
Complete
Completion, registration of your ownership and handover of the property.
See completion
What you need before buying
Most of this can be arranged from the United States, before you find a property.
- A Portuguese NIF for every buyer who will be named on the deed
- Valid identification and, where documents are US-issued, any required apostille and translation
- A clear plan for how purchase funds will reach Portugal, and when
- Source-of-funds documentation, which banks and notaries may request
- A decision on cash or financing, taken before binding deadlines are agreed
- Representation arrangements if you will not attend in person
Nothing in this list requires you to become a Portuguese resident or a Portuguese tax resident.
Budget and purchase costs
Budget in euros and from the total cost, not the asking price. The main Portuguese acquisition taxes are IMT (property transfer tax) and stamp duty, both calculated on the higher of the price or the taxable value of the property, with completion and professional costs on top.
Portuguese acquisition taxes
IMT and stamp duty, driven by value, property type and intended use.
Completion costs
Notarial or equivalent completion costs and registration of your ownership.
Professional costs
Independent legal review and, where commissioned, a technical survey.
Financing costs
Valuation, arrangement fees, required insurance and stamp duty on credit.
Transfer costs
Currency conversion and international transfer charges.
Ongoing costs
IMI, condominium contributions, insurance and maintenance.
The calculator asks whether you will be a Portuguese tax resident and whether the property will be your permanent home. Answer according to your actual circumstances — being a US buyer does not answer either question.
Calculate costsMoving money from the US to Portugal
Payments in a Portuguese purchase fall due at specific moments: a reservation payment, a deposit on signing the CPCV, and the balance at completion. Transfers from the United States need to be planned around those dates.
- The expected total purchase amount in euros
- When the reservation payment is due
- When the CPCV deposit is due
- When the completion balance is due
- Any transfer limits applying to your US accounts
- How and when currency conversion will happen
- Source-of-funds documentation for the amounts being sent
- The receiving account details, confirmed directly with your lawyer
- Realistic processing time for international transfers
Plan transfers before contractual payment deadlines.
Confirm receiving bank details through a channel you have verified independently. Fraudulent changes to payment instructions are a known risk in property transactions.
This guide does not recommend a currency provider and does not publish exchange rates. Whether a Portuguese bank account is needed depends on the specific transaction.
Financing a Portuguese property from the US
Portuguese banks do lend to buyers living abroad, but terms and appetite differ between institutions, and the assessment is made on both you and the property.
- Availability and terms can differ between residents and non-residents
- Lending criteria, including maximum loan-to-value, vary between institutions
- A valuation of the property is normally required
- Income assessment, term limits and documentation requirements vary
- US-sourced income and US-issued documents may need translation or additional verification
- Financing should be explored before you enter into binding deadlines
This site does not publish current mortgage rates and cannot confirm eligibility. Speak to lenders or a broker early, and align the CPCV timetable with the lending timetable.
Read the non-resident mortgage guideBuying remotely from the United States
Many US buyers complete without being in Portugal for every stage, using a representative acting under a power of attorney.
- Remote viewings and independent inspection of the property
- A power of attorney, notarised and apostilled in the US, with a certified Portuguese translation
- Secure exchange of documents and identification
- Due diligence carried out on your behalf and reported to you
- Signature and completion where legally appropriate
The exact formalities depend on the transaction and the documents being signed. Not every stage of every purchase can be handled remotely.
Learn about buying remotelyUS tax and reporting considerations
Portuguese and US obligations are separate. This section flags the distinction; it does not calculate or conclude anything about your US position.
PORTUGAL
- Acquisition taxes arise on the purchase itself (IMT and stamp duty)
- IMI is charged annually on the ownership of the property
- Rental income from a Portuguese property is generally taxable in Portugal
- A future sale may have Portuguese tax consequences
UNITED STATES
- US taxpayers generally remain subject to US tax rules on worldwide income
- Foreign financial accounts and foreign assets may create separate US reporting considerations
- Owning through a company or trust can add further US considerations
- Double-taxation relief may be relevant, depending on the circumstances
US tax and reporting requirements depend on the buyer's circumstances and should be confirmed with an appropriately qualified US adviser. Portuguese legal advice does not replace US tax advice, and this page does not assess FATCA or FBAR thresholds.
Property types US buyers consider
The type of property changes the checks, the contract and sometimes the tax position.
Home or apartment
An existing residential property, bought for permanent, seasonal or occasional use.
Buying a homeOff-plan property
Staged payments, specifications and completion milestones require their own documentation.
Buying off-planInvestment property
Rental use brings licensing, taxation and management questions beyond the purchase itself.
Investment propertyTourist resort unit
Resort units carry management contracts, service charges and use restrictions.
Buying in a resortCommon US-buyer questions and misconceptions
"Buying property gives me residence"
Ownership and immigration status are separate. Any residence route has its own requirements, and current official immigration information should be consulted.
"I will be treated as a non-resident automatically"
Portuguese tax residence depends on your actual circumstances, not on where you are buying from. The calculator asks the question explicitly.
"The asking price is the budget"
Acquisition taxes, completion, professional and transfer costs are additional and material.
"Funds can be sent at the last minute"
International transfers and source-of-funds checks take time. Deadlines in the CPCV do not move to accommodate them.
"A reservation payment is just a formality"
Reservation documents are contracts, and the money is not always refundable.
Already found a property in Portugal?
If you have received a reservation document, CPCV or property documentation, the transaction has moved from general planning to a specific purchase.
Portuguese legal services are provided by Valente Veiga & Associados.
US buyer FAQs
Can a US citizen buy property in Portugal?
Yes. There is no nationality restriction on buying property in Portugal, and the process is the same in outline for US buyers as for anyone else.
Do Americans need to live in Portugal to buy property?
No. Ownership does not require Portuguese residence, and many US buyers purchase while living in the United States.
Do I need a Portuguese NIF?
In practice, yes. Every buyer named on the deed needs a Portuguese tax identification number to settle taxes, complete and register the purchase.
Can I buy without travelling to Portugal?
Often yes, using a representative acting under a power of attorney that has been notarised, apostilled and translated. The formalities depend on the transaction.
Can a US buyer get a Portuguese mortgage?
Portuguese banks do lend to buyers living abroad, usually at a lower loan-to-value than for residents. Criteria vary between institutions and eligibility cannot be assumed.
How do I transfer money for the purchase?
Plan transfers around the reservation, CPCV and completion dates, allow time for processing and source-of-funds checks, and confirm receiving details directly with your lawyer.
How much tax will I pay when buying?
Portuguese acquisition tax is mainly IMT and stamp duty, calculated on the higher of the price or the taxable value, and influenced by property type and intended use. Use the purchase cost calculator for an estimate.
Does buying a property make me a Portuguese tax resident?
No. Portuguese tax residence depends on your own circumstances, principally where you live and time spent in Portugal.
Does buying property give me the right to live in Portugal?
No. Property ownership and residence rights are separate matters. Consult current official Portuguese immigration information for residence questions.
Should I get US tax advice before buying?
US tax and reporting requirements depend on your circumstances and should be confirmed with an appropriately qualified US adviser. Portuguese legal advice does not cover them.
Is buying off-plan different?
Yes. Off-plan purchases involve staged payments, specifications, completion milestones and developer documentation that resale purchases do not.
What should I check before paying a reservation deposit?
Who holds the money, the precise conditions for a refund, the length of the reservation period and exactly what is being reserved — before transferring anything.
Estimate your Portuguese purchase taxes
The purchase cost calculator estimates IMT, stamp duty and typical transaction costs from the figures you enter. Your country of origin does not change the calculation — the calculator asks about your actual circumstances, including Portuguese tax residence.
Official sources
The statements on this page are written against official government, tax authority and regulator sources. Always check the current position before acting.
PORTUGAL
Autoridade Tributária e Aduaneira
Portal das Finanças — taxes and tax obligations
PORTUGAL
Government of Portugal
ePortugal — public services for citizens and businesses
PORTUGAL
Instituto dos Registos e do Notariado
Registries and notaries — property registration
PORTUGAL
AIMA — Agency for Integration, Migration and Asylum
Residence and immigration information
UNITED STATES
Internal Revenue Service
International taxpayers
UNITED STATES
Internal Revenue Service
Report of Foreign Bank and Financial Accounts (FBAR)
UNITED STATES
Internal Revenue Service
Foreign Account Tax Compliance Act (FATCA)
UNITED STATES
U.S. Department of State
Portugal country information
Last verified 1 August 2026. Check the official authority websites for the current position.
This page provides general information about buying property in Portugal. It is not legal, tax or immigration advice, and it does not address the circumstances of a specific transaction.