♨️ Essential Tips for First-Time Buyers in Portugal's Hot Property Market

Happy Sunday, friends!

Earlier this week, I had the privilege of meeting the team behind FRESH Portugal at their open house in Lisbon. Connecting with these genuinely helpful visionaries—and the partners they collaborate with in Portugal’s fast-growing expat space—was nothing short of inspiring. It reminded me of something important: no matter how long we've been here, there’s always more to learn.

I walked away humbled, not just by how much I don’t know yet about building a life here the right way—but also deeply grateful. Grateful to have such generous experts contributing to The Expat Hustle, helping us all move forward with confidence every month.

If you’re new here—welcome! There’s a treasure trove of practical, real-life expat content waiting for you here. And if you’ve been reading for a while—thank you. Truly. This newsletter exists for you and because of you. Your questions, your insights, your curiosity, that’s what shapes The Expat Hustle.

And we’re just getting started.

Coming soon: we’ll unpack how to buy property in Portugal specifically for short-term rentals like Airbnb, and what to do now if you’re under the NHR tax regime before changes hit your bottom line. Big topics. Big help. And all for you. So stay tuned.

Here’s what we’re diving into today:

😇 June is the month of saints in Portugal—get your party hat and grilled sardines ready

🏡 What every expat needs to know about buying property in Portugal

📥️ Last chance to vote on what you'd love to see in our new community section

Let’s get into it, shall we?

P.S. Today’s email is a long one (again—sorry!). If your email provider is clipping it, just click below to read the full newsletter online:

The Church and Museum of Saint Anthony (Igreja de Santo António) in Lisbon are built on the exact spot where the city’s beloved patron saint was born in 1195. Though known globally as Saint Anthony of Padua—after the Italian city where he preached and died—Lisbon proudly claims him as their own.

Saint Anthony Day (June 13, Lisbon): Every June 13th, Lisbon comes alive for Saint Anthony’s Day, a joyful mix of tradition, music, and sardine-scented street parties. Celebrations kick off the night before, with historic neighborhoods lit up and locals dancing into the early hours. Highlights include the colorful Marchas Populares parade, mass weddings in honor of the matchmaking saint, and the exchange of basil plants as tokens of affection—all culminating in a uniquely Lisbon celebration of faith and community.

Santos Populares: Throughout June, Portugal bursts into celebration with the Santos Populares festivals. Each city brings its own unique flair: Lisbon comes alive with sardine-scented street parties and parades for Saint Anthony, while Porto celebrates São João with fireworks, plastic hammers, and midnight swims. Across the country—from Braga to Sintra, Évora to Alcobaça—towns and villages join in with bonfires, basil plants bearing love poems, traditional marches, and lively arraiais (street parties). Whether in a bustling city or a quiet village, these festivals blend Catholic tradition with ancient solstice rituals, uniting Portugal in a month-long celebration of music, food, and community spirit.

PRAXIS Beer Fest (13-15 June, Coimbra): with craft beer, music, food, and parties at Campo de Santa Cruz and Jardim da Sereia—celebrating 100 years of Topázio & Onyx (historic beers from Coimbra) and Coimbra’s brewing legacy.

Porto Beer Fest (18-22 June, Porto): A major event in the Portuguese craft beer calendar, typically taking place in June. It attracts both local and international brewers, with live music and a vibrant atmosphere by the Douro River.

Lagoa Wine Show (6-9 June, Lagoa): one of the Algarve’s and southern Portugal’s most prominent wine events. Entry is free. The event was recently awarded “Event of the Year” by the Portuguese Wine Municipalities Association, highlighting its significance in promoting Algarve wine, regional culture, and hospitality.

Moura Wine Fair (28-29 June, Moura, Alentejo): Regional wine tastings, held in the town’s castle, with a festive local atmosphere.

Exciting news! Our community-driven monthly newsletter is set to launch, with the first edition hitting your inbox in July! Have your final say on what you really want in this community issue.

Top-voted ideas so far:

💸 Portugal on a Shoestring – travel tips & budget hacks

📌 The Hustler’s Bulletin Board – promote your biz, ask questions, share events

🧠 Everyday Hacks – tips that make life smoother

✨ Got a minute? Vote here and help shape something fun and useful for us all.

It’s no surprise that Portugal’s property market is growing like wildfire. The country is dangling a very juicy carrot: inviting young remote workers, retirees, and global investors, and nurturing a thriving tech startup scene.

This flourishing ecosystem reflects Portugal’s reputation as a fertile ground for innovation and inclusion. Add in year-round sunshine, deliciously cheap wine, and insanely friendly locals, and the deal becomes hard to beat.

That’s why today’s article (and the two that follow) are perfectly timed if you're eyeing a property before the full-blown stampede:

1️⃣ Buying Property Essentials for Expats (live today!)

2️⃣ Buying Smart – Costs, taxes & expat pitfalls

3️⃣ Legal Landmines – What expats must avoid

Don’t keep this golden insight to yourself—share it with anyone dreaming of owning a bit of Portugal’s charm and sunshine.

Now, let’s hand things over to the experts at FRESH Portugal:

Buying a house in Portugal as a foreigner is entirely possible and fairly straightforward, thanks to the country’s welcoming stance toward international property buyers.

There are no restrictions on foreigners buying property in Portugal. Whether you're a European Union (“EU”) citizen or from outside the EU, you have the same rights as locals when it comes to owning property.

However, owning property in Portugal does not automatically grant you a residency permit (or “Visa”) to live in Portugal.

The first step in acquiring real estate in Portugal is to obtain a Portuguese Tax Identification Number (“NIF”), which is essential for any legal or financial activity, including buying property, opening a bank account, and signing real estate contracts.

It is important to note that obtaining a NIF alone does not grant the right to reside in Portugal. If you intend to live in the country, you will need to apply for a residence permit through the appropriate Portuguese immigration channels.

There are several pathways available to obtain a Visa in Portugal. The main options to obtain a Visa to live in Portugal include:

For those who obtain one of the visas mentioned above and spend more than 183 days in Portugal—either consecutively or spread throughout the year—they may be eligible to apply for a special tax regime called Non-Habitual Residency (“NHR”) 2.0. Under the updated NHR 2.0, introduced in 2024, significant tax incentives are offered on Portuguese-sourced and non-sourced income.

In Portugal, you can choose from a variety of property types depending on your preferences and needs.

Urban properties are typically found in cities like Lisbon, Porto and the Algarve, offering convenient access to amenities and services, while rural properties provide more space, often at a lower cost, in quieter, countryside areas.

You can opt for an apartment, ideal for those seeking low-maintenance living in urban areas, or a house, which offers more privacy and space and is suitable for families or those desiring a larger living environment.

Additionally, properties range from renovation projects, which may be more affordable but require significant work, to fully renovated properties ready for immediate move-in, offering a stress-free option for those looking for convenience.

You may also consider purchasing commercial or industrial properties as a way to generate rental income from Portugal. We are increasingly seeing this trend in real estate investment as well.

Also, it is important to note that coastal cities like Lisbon, Porto, and the Algarve are popular but pricier on the real estate side while Central Portugal and the interior offer better real estate deals.

To find a property in Portugal, start by defining your budget and location preferences, which is essential for any future real estate transaction.

Two of the most popular online property portals in Portugal are:

These property portals function similarly to real estate marketplaces, allowing users to search for residential and commercial properties for sale or rent across the Portuguese country.

While online portals like Idealista and Imovirtual are useful for browsing, listings are often outdated or duplicated, so working with a trusted local real estate agent is key. They can provide verified listings, assist with negotiations, and guide you through procedural checks. Having local support ensures a smooth, safe, and efficient buying process.

In Portugal, energy ratings are crucial when buying property, especially older homes. These ratings, ranging from A+ (most efficient) to F (least efficient), assess a property’s energy consumption. Older homes often have lower ratings due to outdated insulation or heating systems. However, this doesn’t mean they should be avoided. Many buyers renovate older properties to improve energy efficiency, which can lower energy bills and increase the property’s value.

Before buying, it’s important to check the energy certificate, which reveals the home’s efficiency and potential renovation needs.

Both a lawyer and a buyer’s agent play crucial roles in protecting you, but in different ways.

A real estate lawyer safeguards your legal interests by verifying ownership, checking for debts or zoning issues, reviewing and drafting contracts, and ensuring the entire process complies with Portuguese law, protecting you from fraud and legal pitfalls.

On the other hand, a buyer’s agent works exclusively for you and helps you navigate the real estate market, source properties—including off-market opportunities—arrange viewings, assess value, and negotiate prices.

When both work together, they form a strong team, the lawyer handles the legal aspects, while the buyer’s agent ensures you make a smart, informed investment.

Portuguese property laws are strict, and minor mistakes can be expensive. Yes, hiring a lawyer when buying property in Portugal is highly recommended, especially for foreigners. While it is not a legal requirement, having a qualified lawyer can provide you with essential protection and peace of mind throughout the process of buying property in Portugal.

Buying real estate in Portugal requires careful legal preparation to ensure a secure transaction.

The first key step is due diligence, where a lawyer verifies the property's legal status—confirming ownership, checking for debts or legal disputes, and ensuring the physical property matches official records. It’s also essential to verify planning permissions, especially for rural or older homes, and to review condominium rules and fees if applicable. This process helps prevent future legal issues and ensures the property can be legally transferred.

Once performed, both parties sign a Promissory Contract (“CPCV”), which locks in the terms of the deal and typically involves a 10% deposit. If the buyer withdraws, the deposit is lost, if the seller pulls out, they must return double the amount, offering strong legal protection on both sides.

The transaction is finalized with the signing of the public deed or authenticated contract, at which point legal ownership is transferred and officially registered in the buyer’s name.

In addition to the purchase price, buyers should budget for property-related taxes. The transfer tax (“IMT”) ranges from 0% to 8%, depending on the property’s type and market value, while stamp duty is a flat 0.8% rate. Both are a one-time tax paid at the time of purchase.

After purchase, all owners must pay annual property tax (“IMI”), based on the property's taxable value and those with high-value assets may also be subject to Additional IMI. With the right legal and advisory team, this process can be smooth, secure, and strategically managed.

Yes, you can buy property remotely in Portugal. To do so, you'll need to hire a local real estate agent to help you find properties, arrange virtual viewings, and engage a Portuguese lawyer to handle the legal aspects and act on your behalf with a Power of Attorney. Contracts and documents can be signed digitally and arrange payments through a Portuguese bank account. While the process can be managed from abroad, it’s important to have a reliable team consisting of a lawyer and a buyer’s agent to guide you through each step and ensure everything is handled correctly.

Buying property in Portugal is absolutely achievable for expats—with the right guidance, it can be a smooth and rewarding experience. Whether you're looking for a holiday home, a relocation property, or an investment, having the right support makes all the difference. For expert legal assistance and property-buying guidance, reach out to the experienced team at FRESH Portugal and FRESH Properties—a powerhouse duo committed to protecting your interests every step of the way.

With thanks to our collaborators: the Real Estate Team at FRESH Portugal, for their valuable insights and contributions to this article.

_{The tax team at Fresh Portugal is a highly skilled and experienced group, with deep expertise in both domestic and international tax law. Specializing in tax consulting, litigation, and planning, the team focuses on areas such as digital nomad taxation, crypto, and expat tax services. Additionally, the team has a strong background in private client services, tax compliance, delivering comprehensive and innovative solutions.}

Email: [email protected]

"Bora lá!"

Literally: Let’s go there! Used like: Let’s go! / Let’s do this!

🎉 You’ll hear this everywhere during festivals, parties, or even just rounding up friends to grab a drink.

Example: “A festa vai começar — bora lá!” (The party’s starting — let’s go!)

Now you're one step closer to blending in at the arraiais. 😎

If you think messing up in Portuguese has serious consequences….

Thanks for reading! 💌

Hustle on!

Angelique🧞‍♀️

Was this newsletter forwarded to you? Don’t miss next week’s scoop by signing up here.

Disclaimer: The links I share are for products and services I’ve actually used and recommend. Sometimes, I get to share a referral link, which might throw a little reward my way—but never at your expense. You’ll pay the same price set by the supplier, no sneaky markups. My recommendations are always based on experience, not commissions. Thanks for supporting this newsletter—you rock!