Golden Visa last call under the current rules

6 September 2021

From 1st January 2022 onwards, the Portuguese Golden Visa will have new rules. For more information, please click on Portugal’s Golden Visa Rules will change in 2022.

 

Until 31st December 2021, there is still time to benefit from the more favorable regime in force, as follows:

 

It is possible to obtain a Golden Visa by investing in real estate, of any type and anywhere in Portugal, in one or more properties, whether singly or in co-ownership, purchased either individually or through a single-member private limited company, such investment being of at least €500,000.00 (reduced to €400,000.00 if located in a "low density area").


It is also possible that the investment is done in real estate and its rehabilitation, of any type and anywhere in Portugal, whether singly or in co-ownership, purchased either individually or through a Portuguese single-member private limited company, provided that one of the following conditions are met: 

  • the property was built at least 30 years ago and the property purchase price plus the ex-VAT value of the rehabilitation works contract is at least €350,000.00 (reduced to >€280,000 if located in a "low density area"), or
  • the property is located in designated areas of urban rehabilitation and the purchase price plus the ex-VAT value of the rehabilitation works contract is at least €350,000.00 (reduced to >€280,000.00 if located in a "low density area"). In this case, if the total price of the property's purchase plus the rehabilitation works does not reach €350,000.00 (reduced to >€280,000.00 if located in a "low density area"), it is possible to keep the balance deposited in a Portuguese bank account.

 

In order to apply under the above-mentioned rules, applicants must submit the public deed as well as the Land Registry Certificate with the ownership registered in the investor´s name (among other documents) until the end of 2021. We shall be available to assist you with all the process and help you taking advantage of the regime in force.

 

The changes coming, applicable only to investors and their families who submit their application after the new Decree-Law comes into force in 1st January 2022, and specifically regarding the real estate investment and its rehabilitation for residential purposes, will be limited to properties located in the islands of Madeira and Azores and the interior territories of Portugal, identified in the Annex to Ministerial Order no. 208/20017 of 13th July.


Therefore, the real estate investments for residential purposes will be excluded from the Golden Visa scheme in Lisbon Metropolitan Area, the Western coastal area territory, Porto Metropolitan Area (except for the Municipality of Arouca and the parishes of Junqueira and Arões in the Municipality of Vale de Cambra) and in the majority of the councils located in the Algarve territory.

Areas for Golden Visa Real Estate Investment

Residential Purposes

The exceptions in the Algarve are the Municipalities of Alcoutim, Aljezur, Castro Marim, Monchique and Vila do Bispo, the parishes of Alte, Ameixial, Salir, Union of Parishes of Querença, Tôr and Benafim in the Municipality of Loulé, the Parish of São Marcos da Serra in the Municipality of Silves, and the Parishes of Cachopo and Santa Catarina da Fontes do Bispo in the Municipality of Tavira.

 

In conclusion, investors who are still interested in the Portuguese Golden Visa can submit their residence permit applications through real estate investments until the end of 2021 under the above-mentioned conditions and all their investment rights will be protected.

 

If you require assistance with Portugal’s Golden Visa, do not hesitate to contact us at info@lvpadvogados.com.

11 July 2025
The Portuguese Parliament has decided to postpone the vote on the proposed amendments to the Nationality Law until September 2025. The decision was taken in a meeting of the Committee on Constitutional Affairs, Rights, Freedoms and Guarantees, following pressure from several political parties who requested more time to assess the implications of the proposed reform. The delay allows for additional hearings with legal experts, immigrant associations and civil society representatives before a final vote is held in plenary session. The proposed reform introduces significant changes to the current legal framework for acquiring Portuguese nationality. Among the most impactful measures is the extension of the minimum legal residence period required before applying for naturalisation. Under the new proposal, this period would increase from the current five years to seven years for nationals of CPLP countries (Community of Portuguese Language Countries), and to ten years for applicants from all other countries. Another major change concerns the introduction of mechanisms to revoke Portuguese nationality . According to the proposal, naturalised citizens who are convicted of serious crimes — defined as those resulting in prison sentences of five years or more , within ten years of acquiring nationality — could see their Portuguese citizenship revoked by a court decision, based on a proposal from the Public Prosecutor’s Office. In addition, the reform would tighten the requirements for acquiring original Portuguese nationality through birth in Portugal. For children born in Portuguese territory to foreign parents, it would become mandatory that at least one parent has been residing legally in Portugal for a minimum of three years , instead of the current two years. Although the government initially intended to approve these changes before the summer recess, political consensus has not yet been reached. Left-wing parties have raised concerns regarding the constitutionality of retroactive revocation of nationality and the potential impact on the rights of long-term residents and immigrant communities in Portugal. In response, the parliamentary committee agreed to postpone the process and schedule a new round of expert hearings in early September. A final vote on the reform is now expected to take place later that month. Until then, the current version of the Nationality Law remains in force , including the five-year legal residence requirement for naturalisation. Applicants who meet this requirement and wish to apply under the current rules may still do so in the coming weeks.
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