Golden Residence Permit Programme

New legal provisions open up the possibility of foreign investors who enters the country regularly (v.g. holders of valid Schengen Visas, or beneficiaries of Visa exemption) of applying for a residence permit for pursuing investment activities by transferring capital, creating jobs or acquiring real estate.Residence holders with permits for pursuing investment activities are entitled to: Enter Portugal without the requirement of a residential visa;Live and work in Portugal, having to stay in Portugal for a period of at least 7 days in the first year and no less than 14 days in subsequent years;Travel within the Schengen area without the need for a visa;Benefit from family regrouping;Request the assignment of Permanent Authorisation of Residence under Foreign Laws;Request Portuguese nationally, through naturalisation, complying with the requirements of the Nationality Law.This regime is not applicable to citizens who have Portuguese nationality and nationals of the EU and the European Economic Area. 

Who can request a residence permit for investment activities?
Third country nationals who either carry out investment activities personally or through a company that lead to, as a rule, at least one of the following situations in Portuguese territory for a minimum period of five years:
- The acquisition of real estate with a value of 500 thousand Euros or more.
- Transfer of capital worth 1 million Euros or more (including investments in company stocks or shares).
- The creation of at least 10 jobs.
- The transfer of capital in values greater than or equal to 250 thousand Euros, applied to support artistic production, recovery or maintenance of cultural heritage.
- Transfer of capital in values greater than or equal to 350 thousand Euros, applied to scientific and technological research activities.
- The purchase of real estate with a global value greater than or equal to 350 thousand euros (in an area of urban rehabilitation, or buildings over 30 years old and the implementation of recovery works to the property purchased).
- Transfer of values with a global value greater than or equal to 500 thousand euros for the purchase of participation units in investment funds or risk capital aimed at the capitalisation of small and medium companies which, for this purpose, present the respective capitalisation plan which is deemed viable.
- Capital transfer of the amount of 350 thousand Euros, or higher, for constitution of a commercial society with head office in the national territory, combined with the creation of five permanent working jobs, or for the reinforcement of the share capital of a commercial society with head office in national territory, already existing, with the creation or keeping of working jobs, with a minimum of five permanent jobs, and for a minimum period of three years.
How should a request to acquire real estate be filled in?
This type of investment can be made individually or via a sole shareholder company of which the Applicant is a member.For this type of investment, the Investor must demonstrate that they have ownership of the property (if not possible, through the promissory contract of purchase and sale with a deposit greater than or equal to 500 thousand Euros), and this can be done in the following manner: Purchase them under a co-ownership regime, as long as the Applicant invests a total value greater than or equal to 500 thousand Euros; Purchase them through a sole shareholder company of which they are a member; Encumber then, in the part which exceeds the value of 500 thousand euros; Rent them or use them for commercial, agricultural or tourist purposes.
How can I request a residence permit for investment activities?
Make an online application at (http://ari.sef.pt) (Online pre-registration is obligatory) and deliver the application to the Directorates and Regional Delegations of Foreign Service and borders.Book a time for delivering the ARI application, at an FSB desk, via the ARI Line, Monday to Friday from 9 am to 5:30 pm, by calling +351 214236625
Minimum permanent residency periods
For the purposes of renewing a residency permit, you may have to show that you have resided in Portuguese territory for a minimum period of 7 days, either consecutively or non-consecutively, during the first year, and 14 days in subsequent two year periods.
As ARI holder, what family members may benefit from this same scheme, where and when may I apply for family reunification?
The holders of Golden Residence Permits for Investment Activity have the right to family regrouping, and may gain access to a permanent residence permit, as well as to Portuguese citizenship in accordance to the current legal provisions. The following are considered conventional relatives:Spouse;Minor children and incapacitated children under the custody of the couple or of one spouse;Children who have been adopted by an unmarried applicant, or by a married applicant or by his / her spouse, provided such adoption was authorized by the relevant authority of the country of origin and has the same legal effects to those of natural children, and that such decision is recognised in Portugal;Children of age, who are dependent on both or one parent, provided they are single and studying in a teaching establishment in Portugal;First degree ascendants (parents) of the applicant or of the spouse, provided they are dependant;Minor siblings, under the custody of the applicant by order of a legal decision by the relevant authorities of the country of origin, if such order is recognised in Portugal.The following are considered relatives resulting from non-marital partnership:Life partner, with registered partnership under the law, either in national territory or abroad;Minor, single or incapacitated children, including children who have been adopted by the life-partner who has been given legal custody over those children.Family reunification can be applied for at a Regional Directorate or Delegation of the Immigration and Borders Service (SEF) from your area of residence.Family reunification can be applied for at the same time as the ARI title, or at a later stage, according to the preference of the investor. In any case, it is always dependent on the decision on the application of ARI.
What are the advantages of the ARI programme?
In return for the investment made in Portugal, the beneficiary of ARI is entitled to:Resident visa exemption to enter Portugal;Living and working in Portugal, while maintaining residence in another country;Visa exemption for travelling within the Schengen Area;Family reunification;Obtain permanent residence (after 5 years and in the terms and conditions set out by the legislation in force);Acquiring Portuguese citizenship (after 6 years and in the terms and conditions set out by the legislation in force);
Who is entitled to be a beneficiary of ARI?
All third country citizens who conduct an investment activity, as an individual businessperson or through a company set up in Portugal or in another EU Member State and who, in addition, is stably settled in Portugal, provided that these citizens fulfil the quantitative requirements and the time requirements set out by the relevant legislation.The ARI legal mechanism does not apply to individuals with Portuguese citizenship and to EU and EEE citizens.Where the investment is made through a company, only the proportion of the capital actually invested by the applicant of ARI shall be ascribable to him / her.Applicants may apply to swap from one requirement to another, subject to the condition of reinvesting the capital within a maximum period of three months, from the moment where they formally abandon the first investment.
Are there any official intermediaries accredited by the Portuguese State?
No. The Portuguese State has no bona fide intermediaries; either Portuguese or foreigner to act on its behalf with regards the administration of ARI applications.
What fiscal rules apply in Portugal?
The fiscal regime of investors who are in Portugal under the ARI scheme depends on the individual conditions of each investor and must be properly assessed by specialized tax advisors dully accredited to that effect by the Portugal Tax Office.
Why Portugal  
Geographical
Portugal has an excellent geographical location. At the meeting point between three continents - Europe, Africa and America -, it has always been central to the most important international routes. Here you can find international airports all over the country - Lisbon, Faro and Porto have regular connections to major cities in the world.Did you know that Lisbon is just two and a half hours away from Paris and London by plane? If you want to discover the beauties of Portugal, the country has a modern road network waiting to be explored: it only takes two hours to get from Lisbon to Porto or Faro, the major cities in the north and south of the country. Madrid is just six hours away.
The Country
With almost nine centuries of well defined geographical borders, a democratic parliamentary regime with political stability prevails in Portugal.Portugal is a member of the European Union and forms part of the European Monetary System, using the European single currency. It is also the 46th most competitive economy, out of a total of 138 countries according to the 2016-2017 Global Competitiveness Index, produced by the World Economic Forum.
Climate
In terms of climate, our winters are mild and summers are hot and dry. Did you know that the number of hours of sunshine per year reaches values as high as 3300 in the south of the country and 1600 in the north, some of the highest in Europe?
Best Quality of Life
In 2016, Lisbon was voted one of the 42 cities in the world with the best quality of life, by the Worldwide Quality of Living Survey 2016.

Tax Rules
Portugal is also one of the best countries for buying a house, because it has clear and transparent tax rules and offers facilities for obtaining residence permits, as part of new legal provisions that are more attractive to foreign investors.It also has a special regime for non-habitual residents, aimed at attracting foreign investors through very favourable income tax rates.
The Portuguese
The Portuguese are gracious and friendly, welcoming all visitors regardless of where they come from. And, in fact, visitors do come here from all over the world, as the country is located on the western coast of Europe and, as such, is a point of entrance into the Schengen zone. A large part of the population speaks foreign languages, specifically English.
Cost of Living
Most foreigners consider the cost of living to be low.According to UBS (Prices and Earnings 2015), the price indices are attractive:Food: 47.4 (index: New York = 100);Clothing: 44.3 (index: New York = 100); Services: 53.1 (index: New York = 100);Metro ticket: € 1,40 (journey of approximately 10 km);Bus ticket: € 1.80 (journey of approximately 10 km);Restaurant: € 40 (3 course meal in a good quality restaurant).
Why Buying A House

The real estate market in Portugal is very attractive and competitive
World-renowned architectural works
Two Pritzker Prize (often referred to as the Nobel Prize of architecture) winners are from Porto: Eduardo Souto de Mouta and Álvaro Siza de Vieira. Building quality is very secure and long-lasting.
Attractive price
Buying a house in Portugal is much less expensive than in other European countries. Portugal is ranked 26th out of 38 countries in terms of property prices with 120m2 area
Low real estate bubble
Portugal's real estate market did not over-growth. Real estate properties maintained a strong momentum of development in the Portuguese market.
Good environment for investment
Portugal is ranked 23rd out of 189 economies in terms of ease of doing business, and 16th out of 144 countries in the world that are the best to do business.
The implementation of the new immigration law and the increase in the supply of local real estate will bring considerable value-added income and rental income to immigrants who invest in real estate.

PTNewEr recommends the following cities for your investment:
Oporto Vila Nova de Gaia Matosinhos Aveiro Braga
How To Buy

Welcome to our HOUSE block to check the 700+ real estate properties in Porto
Buy a house in Portugal
Reserve online to submit the ARI application
At the specified time & location, deliver the necessary documents like house deed and proof of bank transfer
Obtain the residence permit after approval
Important documents of a real estate property

The following documents are needed in the purchase of a real estate property:
Land Registry Certificate Certidão do Registo Predial / certidão de teor
What is this? Where to get it?
The information made available by the land registry tells you about the composition of a certain building, the legitimacy of the person intending to sell the property and the types of encumbrance that may affect it (mortgages, collateral, etc)
You can require this document at any land registry office (Conservatória do Registo Predial); or through Predial Online.
Title Certificate Caderneta Predial
What is this? Where to get it?
It contains information about the property's tax situation and can be used to find out which entity is responsible for meeting fiscal obligations related to the property.
You can require this document at any tax office or online from Portal das Finanças。
Usage Licence Licença de Utilização
What is this? Where to get it?
A document to certify the intended use of the property, and that it is suitable for its licensed purpose.
You can require this document from Junta de Freguesia.
Housing Technical Datasheet Ficha Técnica de Habitação
What is this? Where to get it?
A document that describes the main technical and functional characteristics of a property.
You can require this document from Junta de Freguesia.
Questions

Wealth Tax
What is the Municipal Tax on the Transfer of Property for a Valuable Consideration?
It is a tax charged on the transfer, for a valuable consideration, of property rights over immovable property or parts of this right (use and habitation, surface rights, usufruct, among others).
What is this tax applied to?
It is applied to the value of the purchase contract or to the taxable value of the property, whichever is greater.The tax is the result of the application of variable rates which, in the case of property exclusively for residential use, can vary between 0 and 6%. Property located in the Autonomous Regions of the Azores and Madeira benefits from reduced rates.
What is Stamp Duty?
It is a tax applied to all acts, contacts, documents, deeds, papers and other legal factors or situations, including the transfer of goods free of charge. In the case of property purchases, it is applied to the value of the purchase contract, or to the taxable value of the property, whichever is greater. It is the result of the application of a 0.8% rate.
What is Taxable Value?
It is the value registered in the property register on the date of sale. In this register appears the description of the property, its location, its taxable value and the identity of its owners. Registers are updated annually on December 31.
Who is responsible for paying the taxes?
The interested party purchasing the property.
When should these taxes be paid?
They should be paid before the property purchase document is signed. If the transfer of ownership occurs overseas, the tax must be paid during the following month.
How are the taxes paid?
They can be paid by visiting any Finance Service Office, through the Finance Website or at a Casa Pronta service desk.
Tax For Foreigners
How can you acquire Non-Habitual Resident Status?
Having not been a resident in Portugal for the last 5 years;Register at the local tax office as a tax resident in Portugal (to do so you must have remained in Portugal for more than 183 consecutive or non-consecutive days, or having remained for less time, having, at 31st December of that year, a home in such conditions that would lead to the assumption that it is intended to be kept and occupied as your habitual residence);The request for enrolment as a non-habitual resident must be made, electronically, on the Treasury Portal, after registering as a resident in Portuguese territory and until the 31st of March of the year following the year you became a resident in this territory.  
Once Non-Habitual Resident Status has been obtained, what is the taxation rate and incidence applicable to domestic source income?
In the case of dependent or independent work, the applicable tax rate is 20%.Taxation applies to income derived from high added value activities of a scientific, artistic or technical nature:Architects, engineers and similar techniciansFine artists, actors and musiciansAuditors Doctors and dentistsTeachersPsychologistsLiberal professions, technicians and similarSenior managersInvestors, directors and managersRegistration as a Non-Habitual Resident confers the right to be taxed as such for a period of 10 years as from the year of registering as a tax resident in Portuguese territory.
Once Non-Habitual Resident Status has been obtained, in which cases is foreign income obtained by Non-Habitual Residents in Portugal exempt from taxation?
In the case of pensioners and retired people when:Income is taxed in the source State, in accordance with the convention to eliminate double taxation, signed by Portugal and that State; orIncome is not considered to have been obtained through a Portuguese source, according to the criteria provided for in the IRS Code (personal income tax).In the case of income derived from employment, when:Income is taxed in the State of origin, in accordance with the convention to eliminate double taxation, signed by Portugal and that State; orThat income is taxed in another State with which Portugal has not signed any convention to eliminate double taxation, as long as the income is not considered to have been obtained in Portuguese territory, in accordance with the criteria in article 18 of the IRS Code (personal income tax);In the case of income from self-employment (through the provision of services of a high added value, of a scientific, artistic or technical nature, or through intellectual or industrial property, investment income, rental income, capital gains income or other increases in equity), when:The income may be taxed in the source country, territory or region, in accordance with the convention to eliminate double taxation, or;When no convention to eliminate double taxation has been signed, the OECD model convention may be applied (taking into consideration the observations and reservations made by Portugal) and as long as the source country, territory or region does not have a privileged tax regime, and as long as the income is not considered to have been obtained in Portuguese territory, in accordance with the criteria in article 18 of the IRS (personal income tax).
Once considered resident in Portugal for tax purposes, must tax residence in the country of origin be cancelled?
The need to cancel tax residence in the country of origin depends on the legislation of each country. Taxpayers must contact their Tax Authorities to be informed about the necessary procedure to change residence to the Portuguese territory.
In order to obtain the Non-Habitual Resident Status, how can I attest I have remained in the Portuguese territory for more than 183 days?
If you are a citizen of the European Union, your stay in the Portuguese territory for more than 183 days can be attested by means of a Registration Certificate for European Union Citizen issued by the City Council of your residence area.See article 14 of Law no. 37/2006, of 9th August, about the address and date of issue, and paragraph b) of no. 2 of article 10 of Decree-Law no. 14/2013, of 28th of January and point 4.2.2 of the Official Letter no. 90017, of 2013-02-28 (available at portaldasfinancas.gov.pt). Third-country citizens can attest their stay in the Portuguese territory by any means acceptable, namely by a purchase deed of a real estate intended for permanent and owner-occupied residence, a lease agreement for a permanent residence or a contract of employment in the Portuguese territory.
In order to obtain the Non-Habitual Resident Status, is it mandatory to give evidence of the acquisition of a real estate?
Anyone who has a home, as at 31st December of the year at issue, in such conditions that can lead to the assumption that it is intended to be kept and occupied as habitual residence, even though it is a rented house, is considered resident in the Portuguese territory. The intention of residing in the Portuguese territory can be inferred from the contents of the lease contract (namely its duration). If the applicant acquires a real estate in the Portuguese territory, the intention of residing in Portugal can be inferred from the contents of the purchase deed (namely if it is therein stated that the real estate is intended for permanent and owner-occupied residence).
Is the Non-Habitual Resident Tax Regime applicable to citizens with Portuguese (or double) nationality?
Anyone who meets the conditions laid down in the IRS Code may benefit from the Non-Habitual Resident Tax Regime, regardless of his/her nationality.
What is a building?
For the purposes of the municipal tax code on real estate, a building is defined as an entire fraction of territory, including water, gardened areas, buildings and constructions of any nature incorporated or built therein with characteristics of being permanent, so long as it is part of one single person’s estate or that of a collective entity, and in normal circumstances, has financial worth.Water, gardened areas, buildings and constructions forming part of the assets of an individual or legal entity are also considered as buildings, provided that they are economically autonomous from the land on which they are located, even though they may be situated on a fraction of territory constituting an integral part of diverse assets, or if they do not have the characteristic of an asset.For the purposes of the Municipal Property Tax, each autonomous fraction of a horizontal property regime is taken to constitute a building.
What must taxpayers declare when acquiring a property?
Any taxpayers acquiring a property or part thereof for a consideration have the obligation, within 60 days, to declare their acquisition to any financial services, so that the records can be updated accordingly.
How can it be proven that a property is your permanent abode?
For this exemption to be granted, a property is considered to be the permanent abode of a taxpayer or their family if they establish their tax domicile therein (item 9 of article 46 of the EBF [tax incentives statute]).In the case of individuals, the tax domicile of taxpayers is their normal place of residence, unless otherwise specified. Taxpayers must obligatorily inform the tax administration of their domicile, so a change of domicile does not take effect until this such a notification has been given.
Are there any exemptions for buildings constructed, extended, improved or acquired for a consideration by migrants?
Yes. Buildings constructed, extended, improved or acquired further consideration by immigrants, under the definition given to them by article 3 of Decree Law no. 323/95, of 29 November, enjoy an exemption from the IMI (Municipal Property Tax), provided that the conditions set out for properties designed as permanent abodes are met, unless the deadline has passed for allocating these properties for this purpose (permanent abode of migrants or their respective family members) - item 13 of article 46 of the EBF (tax incentives statute).
Is there any exemption for properties forming part of developments assigned to be used for tourism?
Yes. Buildings forming part of developments assigned for use by tourism are exempt from the municipal property tax for a period of seven years, as of the date they are assigned to be used for tourism.Buildings forming part of developments that have previously been assigned to be used for tourism benefit from a tax exemption for a period of seven years, as of the date they are assigned to be used for tourism, provided that the deadline set for the opening or reopening of the development to the public, or for the completion of the work, is met.Urban buildings used as guest houses benefit from an exemption from IMI (Municipal Property Tax) for a period of seven years, counted from the termination of the respective works.Note: Information drawn up based on current legislation / June 2011
Service For Buying A House
What land register documents can I request on the Internet?
You can request all land registry documents on the Internet, at www.predialonline.mj.pt, with the exception of commencing processes to justify, rectify or oppose a registrar's decision, regardless of the location of the building(s).
Where can I find a "Casa Pronta" service desk?
At land registry offices and service desks run by these offices at citizens' advice bureaux (lojas do cidadão).See here for an up-to-date list of offices and registry services where "Casa Pronta" service desks are available.You may use any "Casa Pronta” service desk, regardless of the location of the property that you intend to purchase.
What are the advantages of using "Casa Pronta" for property operations/transactions (e.g. buying or selling a house)?
All operations are carried out at a single point, thus avoiding journeys. It is a simplified process, with fewer formalities. It is low cost.