Portugal Golden Visa Specialists

The Portugal Golden Visa is Changing⌛

Portugal Golden Visa Properties 2022

In this blog post, we will take a closer look at the available properties for the Portugal golden visa program and help you decide which one is the best fit for you.

The Portugal golden visa program is a great way to get residency in Portugal. You can invest in a property and get a visa that allows you to live and work in Portugal.

The program is very popular, and there are many properties available. You can find properties that fit your budget and lifestyle.

From January 1st, 2022, the Portugal Golden Visa properties in Lisbon, Porto, and many coastal areas no longer qualify for Golden Visa goals.

The Portuguese Golden Visa has been one of the best opportunities for non-EU/EEA nationals to access the EU’s Schengen area with the Portugal residency program.

If you are looking at qualifying real estate investment, chances are you have done your research on the Golden Visa program already.

Since there has been a change of rules, we thought this was the best time to give you some up-to-date information about the available Portugal’s Golden Visa Properties.

Qualifying Portugal Golden Visa investments 2022

Due to the popularity of the real estate route in the most popular areas of the country, there have been some significant changes taking effect this year.

Luckily, the investment options and their amounts have remained the same:


  • A €500,000 minimum investment in commercial properties

  • A €400,000 minimum investment in property in low-density areas

  • A €350,000 minimum investment in commercial properties requiring rehabilitation*

  • A €280,000 minimum investment in property in low-density areas requiring rehabilitation*

 If you do end up going for an interior region, the majority of them are classed as low-density anyways, meaning you will not need to invest as much.

It’s quite clear that investing in real estate has proven a popular path for the Portuguese Golden Visa.
Its affordability is partly a reason why the Portuguese visa is by and large the most popular one out there.
Portugal Golden Visa Properties

While residential real estate generally offers the chance to earn a high yield (depending of course on factors such as location and the possibility to rent it out), a managed investment in commercial real estate is also worth considering.

Both are great options with their own pros and cons, but the commercial real estate option also has several advantages over the residential route, including:

  • IMT and VAT are often included in the price

  • Many investments come with pre-approved yield payments and/or buyback

  • It can be organized remotely, and management is done by the developer

  • There are a lot of investments at the €280,000 and €350,000 levels, and investments in prime areas

  • Investments are generally quite predictable and stable

  • Most real estate developments allow you to stay there for the minimum amount required to be in Portugal for the Golden Visa.

That said, it still has a few potential disadvantages, such as:

  • Lower yield compared to residential real estate

  • You can’t make your investment your home

Realistically for residential real estate investments, you are going to be looking at either the €500,000 on commercial properties in high-density areas or €400,000 on residential properties, unless you plan on taking on a renovation project.

Taxes and fees

No matter what path you choose, you will have to pay taxes on top of your investment. Some of these taxes and fees will be billed at purchase, while others will come after the purchase.

At purchase you will/may need to pay:

  • IMT (Property Purchase Tax)

  • Stamp Duty

  • Notary costs

  • Mortgage tax (if you have a mortgage)

There are actually several possible exemptions from paying IMI, for example, if you choose to live in the property or rent it out, you can get an exemption for three years, and if you decide to rent the property after the three years exemption there is a flat 15% tax apply on the net rental income. 

You can also get a temporary exemption between three and five years if the property is going to be renovated.

Learn more about the Portugal Golden Visa Process and timeline here.

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