If you are not a citizen of the EU, EEA or Switzerland, you need a visa to live in Portugal for more than 90 days in any 180-day period. For property buyers planning to spend significant time here — or to relocate fully — the right residency visa is one of the first things to get right.
Portugal has several pathways. None of them are difficult, but they suit different situations and the wrong choice can cost months of waiting or a refused application. This is an honest overview of the main options and how to think about which fits.
This is a guide, not legal advice. We work with a small group of independent immigration lawyers and recommend you engage one early — the cost is modest relative to the time you save and the mistakes you avoid.
The options at a glance
| Visa | Who it suits | Minimum income / investment |
|---|---|---|
| D7 — Passive Income | Retirees, pensioners, those with rental or investment income | ~€1,020/month per applicant |
| D8 — Digital Nomad | Remote workers employed by a foreign company | ~€3,480/month |
| D2 — Entrepreneur | Those starting or relocating a business in Portugal | Business plan + capital |
| Golden Visa (ARI) | Investors with €500K+ in qualifying funds or businesses | €500K+ (no longer property) |
| D3 — Highly Qualified Activity | Professionals with specialised skills, sponsored by a Portuguese employer | Employment offer required |
| Family Reunification | Spouses, partners and dependents of an existing resident | Linked to sponsor’s status |
| Student visa | Enrolled at a Portuguese institution | Proof of enrolment + funds |
All of the above lead to a residence permit. After 5 years of legal residence, holders are eligible to apply for permanent residency or Portuguese citizenship (subject to a Portuguese language test and clean criminal record).
D7 — the passive income visa
The D7 is the most accessible visa for non-EU citizens with reliable non-Portuguese income. Retirees on a pension, individuals with rental or investment income, freelancers with established overseas clients — all typically qualify. There is no minimum investment, no employer sponsorship, no business plan.
The D7 is the visa most international property buyers we work with end up using.
D8 — the digital nomad visa
Launched in October 2022, the D8 (Visto para Atividade Profissional Independente / Imigração Digital Nomad) is designed specifically for remote workers whose income comes from outside Portugal. There are two strands:
- Temporary stay D8 — up to one year, easier process, cannot lead directly to permanent residency.
- Residency D8 — full residence permit, renewable, eligible for permanent residency and citizenship after 5 years.
Income threshold: Roughly €3,480 per month (4× Portuguese minimum wage). This is significantly higher than the D7’s €1,020, but the application is otherwise similar — proof of income, employment contract or freelance contracts, accommodation in Portugal, criminal record certificate.
The D8 is the right choice if you are working remotely for a non-Portuguese employer or running a business that bills non-Portuguese clients. If your income is purely passive (pensions, dividends, rental income), the D7 is simpler and the threshold is much lower.
D2 — the entrepreneur visa
The D2 (Visto para Empreendedores / Atividade Independente) is for non-EU citizens setting up a business in Portugal or relocating an existing business here. It is more complex than the D7 or D8 — you need a credible business plan, evidence of capital, and ideally a Portuguese accountant or lawyer to help structure the company.
What you need to show:
- A business plan with realistic projections
- Sufficient capital to launch and sustain the business (typically €5,000+ minimum, but more is expected)
- Either a Portuguese company already incorporated, or a clear plan to incorporate one
- Evidence the business creates value in Portugal (jobs, services, exports)
The D2 is well-suited to consultants, professional service providers, founders relocating a small or remote business, and individuals who want to put their work and tax base in Portugal. It is not the right route if you only want passive residence — D7 is simpler.
Golden Visa — what is left of it
Portugal’s Golden Visa (Autorização de Residência para Atividade de Investimento — ARI) was historically the headline residency programme, with property purchases of €500,000+ qualifying for residency. Real estate investment was removed from the Golden Visa programme in October 2023. It is no longer possible to obtain a Golden Visa by buying property — directly, through a fund, or through any structure tied to Portuguese real estate.
The Golden Visa still exists, but only via:
- Investment funds — €500,000+ into qualifying Portuguese venture capital or private equity funds.
- Business creation — €500,000+ in a Portuguese company that creates at least 5 jobs (or 8 in low-density areas).
- Cultural / scientific donations — €250,000+ to Portuguese cultural heritage or €500,000+ to scientific research.
The major appeal of the Golden Visa is its minimum stay requirement: just 7 days per year. For investors who do not actually want to live in Portugal but want EU residency rights and the path to citizenship after 5 years, it remains attractive. For most property buyers planning to spend real time here, the D7 or D8 is simpler and cheaper.
D3, family reunification and other routes
A few less common but useful routes:
D3 — Highly Qualified Activity Visa. For professionals with specialised skills sponsored by a Portuguese employer. Tech workers, academics, senior consultants. Requires an employment contract.
Family reunification. Spouses, registered partners, dependent children and dependent parents of an existing resident can apply for residency under the principal applicant’s status. Often used by clients who establish themselves on a D7 or D8 first and bring family later.
Student visa (D4). For non-EU citizens enrolled at a Portuguese university, college or recognised training institution. Limited working rights; convertible to a work or residence visa after graduation.
Job-seeker visa. A 120-day visa (extendable once, to 180) introduced to allow non-EU citizens to enter Portugal looking for work. Useful if your D2 or D3 plan is not yet finalised but you want to be on the ground.
The path to permanent residency and citizenship
This is what makes Portugal’s residency programmes attractive even for buyers who are not initially planning to leave their country of origin permanently:
- Year 1–2: Initial residence permit (issued for 2 years)
- Year 3–5: Renewed for a further 3 years
- After 5 years of legal residence: Eligible to apply for permanent residency or Portuguese citizenship (subject to language test, clean criminal record, and proof of effective ties to the country)
- Portuguese citizenship = an EU passport with the right to live and work across the EU/EEA/Switzerland
Two important details:
Minimum stay. D7, D8 and D2 holders must spend at least 6 months per year in Portugal (183 days), or 8 months in any 24-month period, to maintain their residency. Golden Visa holders only need 7 days per year. Buying property in Lisbon does not change these minimums; it only satisfies the accommodation requirement.
Tax residency. Spending 183+ days in Portugal also makes you a Portuguese tax resident, with worldwide income subject to Portuguese tax. This is a separate consideration from immigration status. Our tax residency guide covers the implications.
How to choose
Think about three questions:
- Where does your income come from? Pension, dividends, rental income → D7. Remote employment or freelance → D8. Business you control → D2 or Golden Visa.
- How much time do you actually plan to spend in Portugal? 6+ months a year → D7/D8/D2. Just want EU residency rights without relocating → Golden Visa.
- Do you intend to apply for citizenship? All routes lead there after 5 years. The route you start on does not change the citizenship test.
For the majority of buyers we work with — international clients buying a flat in Lisbon to spend significant time here — the answer is the D7. For remote workers under 50 with high incomes, the D8. For the rest, a 30-minute conversation with an immigration lawyer is usually enough to map out the right route.
What buying property means for your application
Buying property in Lisbon does not, by itself, qualify you for residency. But owning property strengthens any of the visa applications above in three ways:
- It satisfies the accommodation requirement. You have a permanent address in Portugal — the deed (escritura) is acceptable proof.
- It demonstrates genuine ties to the country. Consulates and AIMA (the immigration authority) view this favourably.
- Rental income from Portuguese property can contribute to the income threshold for the D7, if you let the apartment when you are not there.
Many of our clients buy first, then apply for residency once the property is theirs. Others apply first, using a long-term rental agreement as the accommodation proof, then buy after they arrive. Either order works.
Common questions
Do I need a visa to buy property in Portugal? No. Anyone can buy property in Portugal regardless of nationality or residency status. You only need a NIF (Portuguese tax number) and a Portuguese bank account.
Can I get residency through buying a Lisbon apartment? No, not directly — real estate was removed from the Golden Visa in October 2023. You can use property ownership to support a D7, D8 or D2 application, but the visa itself is granted on income, work or business grounds, not on the property purchase.
What is the minimum income for the D7 in 2026? Roughly €1,020 per month for the principal applicant, with additions for spouse and dependents. The exact figure tracks the Portuguese minimum wage and adjusts annually.
How long does the residency process take? From decision to residence card, typically 6–12 months for D7/D8/D2. Golden Visa is currently slower (12–24 months) due to backlogs at AIMA.
Can I apply for citizenship after 5 years? Yes — subject to a Portuguese language test (CIPLE A2 level), a clean criminal record, and proof of effective ties to the country. Most of our long-term clients pass the language test with a few months of Portuguese classes.
Does my spouse need a separate visa? No — they can be added to your application under family reunification, or apply separately if their situation suits a different route.
What is AIMA? The Agência para a Integração, Migrações e Asilo — Portugal’s immigration authority, replacing the former SEF in 2023. AIMA handles all residence permit applications and renewals once you are in Portugal.
Where to get help
- Independent immigration lawyer. Essential for anything beyond the simplest D7. We can introduce you to lawyers who work specifically with international buyers.
- Portuguese consulate in your country of residence. All initial visa applications start here — book early; appointment availability is the bottleneck for most applicants.
- AIMA (within Portugal). Handles in-country residence permit issuance and renewals.
If you would like to talk through which visa route fits your circumstances and how a property purchase in Lisbon can support it, book a free call. We will give you an honest read on what makes sense for your situation and introduce you to the right lawyer to take it from there.