Residence Visas

Golden Visa Portugal: what has changed and what remains

The Golden Visa Portugal (ARI – Residence Permit for Investment Activity) remains active in 2025/2026, but with different rules.

With the entry into force of Law No. 56/2023 (More Housing), investments in real estate and "pure" capital transfers for new applications were excluded.

Does the Golden Visa still exist?
Yes. The program remains, but focused on other types of investment, such as:

• Investment or venture capital funds that support Portuguese companies

• Scientific research projects

• Cultural and artistic activities

• Creation or expansion of companies with an impact on employment, innovation or territorial cohesion

Does buying a house still count for the Golden Visa?
Not directly. Today, the most common scenario is:

• the investor buys a house for his or her own use (residence, vacation or relocation), and

• in parallel, it makes a qualified investment in an eligible fund or project, which is what effectively gives access to the Golden Visa.

Minimum presence requirement in Portugal

The Golden Visa maintains a very low stay requirement:

• 14 days in each 2-year period, which corresponds to about 7 days per year on average.

For profiles that want a European "plan B" without residing full-time in Portugal, it remains a relevant option.

D7 visa: for passive income and retirees

The D7 Visa (also known as a "passive income visa" or "retirement visa") is one of the most popular pathways for those who have a stable income from abroad and want to live in Portugal.

Who fits this visa?

• Retirees/pensioners

• Investors with income from rent, dividends, interest or royalties

• People with financial assets that generate recurring income

In 2026, the guidelines point to a minimum income in the order of the national minimum wage for the main holder, with increases for spouse and dependents.

How does buying a house help in D7?
It is not mandatory to buy a property to obtain the D7 — renting is also an option. But owning a home in Portugal is seen as a factor of stability, because:

• definitively resolves the issue of accommodation

• reinforces the idea of effective residence in the country

• Avoids problems with short-term or unclear leases

In practice, those who already come with a property purchased tend to have a simpler documentary process in the housing part.

D8 Visa (Digital Nomads): working remotely from Portugal

The D8 Visa, known as the digital nomad visa, is intended for professionals who work remotely for companies or clients outside Portugal — whether as employees, freelancers, or digital entrepreneurs.

Key Requirements
The current rules point to:

• Minimum monthly income of at least four times the Portuguese minimum wage

• Proof of remote work or self-employment with foreign clients

• Proof of accommodation in Portugal (rental or ownership)

Does buying a house pay off for D8?
For those who are thinking of staying longer than 1–2 years, yes, it can make a lot of sense:

• Reduces the uncertainty of lease agreements

• facilitates the classification as a resident

• reinforces the perception of a stable life project in Portugal

It is especially relevant for profiles looking for areas such as Lisbon, Cascais, Porto or Algarve, which are highly sought after by digital nomads.

Golden Visa via funds + home purchase: a frequent combination

Although the Golden Visa no longer accepts direct investment in real estate, many investors maintain a blended approach:

• Invest in an eligible fund (that meets the legal requirements of the program)

• Buying a house in Portugal for personal use, holidays or preparation for a future permanent move

In this way, the fund is the formal "ticket" for the visa, while the property functions as:

• base for future stays in Portugal

• equity asset in a real estate market that remains attractive in the luxury segment

• Possible source of income (medium/long-term rental)

Tax residency in Portugal: when does buying a house weigh in the balance?

Tax residency in Portugal does not depend only on the purchase of a house; depends mainly on:

• stay more than 183 days a year in Portugal, or

• have a dwelling in conditions that suggest the intention of habitual residence.

In other words, owning a home can be decisive when:

• spends much of the year in Portugal,

• organize your life (family, school, health, business) from here, and

• declares this reality to the Tax Authority.

This allows you to access:

• National Health System (with rules applicable to residents)

• schooling of children in Portugal

• specific tax regimes for certain profiles (such as the framework that succeeded the old NHR)

• Greater ease in managing investments, companies and assets in the country

Is it worth buying a house to facilitate residency in Portugal?

It depends on the profile, but in many cases the answer is yes, if it is part of a structured strategy.

• Pensioners and passive investors (D7)
  Buying a house helps to consolidate the process and clarify the life project in Portugal.

• Digital nomads (D8)
  For those who go beyond the "test the country for a year" phase and want to stay, buying property makes sense.

• Entrepreneurs (D2)
  A business with a stable base, plus a property for residence, transmits solidity to the authorities.

• Golden Visa via fund
  Ideal for those who want residence with low mandatory stay, but prefer to already have a property in the country for their own use.

Invest in Portugal with PROPERSEAS

Buying a house in Portugal may not guarantee, by itself, a residence visa — but it remains a strategic step for those looking for stability, quality of life, and a gateway to Europe. And, for many investors, it is also a way to diversify wealth in one of the most solid real estate markets in the region.

PROPERSEAS accompanies national and international clients looking for luxury houses and apartments for sale and rent in Portugal on a daily basis, offering personalized advice, up-to-date market analysis and a completely confidential service.

Whether you are considering investing, relocating or starting a residency process in Portugal, our team is prepared to support you at every step — from property selection to articulation with specialized legal and tax advisors.

Important note: Immigration and tax legislation changes frequently and each case has its own specificities. This article is a general guide and is not a substitute for expert legal or tax advice.