Legal counsel for real estate transactions in Portugal
Lisbon
For years Portugal attracted buyers and investors from around the world, Israel included. Since 2023 the rules have changed: buying real estate is no longer a route to a Golden Visa, the NHR tax regime has closed to newcomers, and in 2026 a special IMT rate was introduced for buyers who are not resident in Portugal. Anyone assessing a deal on outdated information may get the numbers wrong.
- IMT for non-residents (residential property)7.5%, with exceptions and refunds
- Stamp duty on purchase0.8%
- IMI, annual municipal tax0.3% to 0.45% on urban property
- Golden VisaReal estate not an eligible route since 2023
Why Israelis choose Portugal
Lisbon, Porto and the Algarve are familiar to Israelis as holiday destinations, and many also look there for a property to use themselves or to let. The purchase process in Portugal is relatively orderly: there is a land registry (registo predial) and the Casa Pronta service, which allows the transaction to be signed and registered in a single visit. But the legislative changes of recent years mean every assumption has to be checked again, especially on tax, letting and residency.
What to know before you enter
- Buying real estate no longer grants a Golden Visa. Since Lei 56/2023, the remaining investment routes cannot be directed to real estate, directly or indirectly, and applications are handled by AIMA, the immigration authority.
- A buyer who is not resident in Portugal pays IMT at a flat 7.5% on residential property, with no exemptions or reliefs. The difference can be reclaimed, for example if you become resident in Portugal within two years or let the property as a home on the terms set by law.
- For those becoming resident from 2024, the NHR tax regime has been replaced by IFICI, which is aimed at defined activities and professions. Do not assume that moving to Portugal will bring a tax benefit.
- A non-resident may be required to appoint a tax representative (representante fiscal). According to the tax authority, this does not apply to those who sign up for its electronic notifications.
- Short-term letting (Alojamento Local) requires registration, and municipalities may adopt their own regulations and restrict new registrations in certain areas.
- The CPCV, the preliminary agreement, binds the parties. The deposit and cancellation terms need to be reviewed before signing.
How we support you in Portugal
- 1
NIF and tax representative
Obtaining a Portuguese tax number, and arranging a tax representative or electronic notifications with the tax authority.
- 2
Due diligence
Checks with the land registry and the tax authority: ownership, encumbrances, permits and debts.
- 3
Preliminary agreement (CPCV)
Reviewing and drafting the agreement, the deposit and the conditions precedent.
- 4
Signing and registration
An escritura before a notary, a document authenticated by a lawyer, or signing and registration through Casa Pronta.
- 5
Tax in Portugal and Israel
IMT, stamp duty and IMI, an IMT refund claim where the conditions are met, and reporting income and gains from the property in Israel.
- 6
Coordination with local professionals
Working with locally licensed lawyers and notaries, with a single point of contact for you.
Adv. Ilan Leibovitch is an Israeli attorney. Advice and acts under local law are carried out by lawyers and notaries licensed in the relevant country, coordinated by the office.
How it works in Portugal
- 1
NIF
A Portuguese tax number, required for any transaction.
- 2
Due diligence
Land registry, tax authority records, permits and debts.
- 3
Preliminary agreement (CPCV)
A binding agreement with a deposit and defined conditions.
- 4
Calculating and paying the taxes
IMT and stamp duty, according to the type of property and your tax status.
- 5
Signing and registration
Escritura or Casa Pronta, and registering title in your name.
Why us
The steps Portuguese law requires, such as the escritura and representation before the authorities, are carried out by locally licensed lawyers and notaries in Portugal. Our role is to review the transaction from the perspective of an Israeli buyer, to update the calculation according to the rules in force today rather than what was true a few years ago, and to coordinate between the parties in both countries. Adv. Leibovitch is also active as a real estate developer, and looks at every transaction from its economic side as well.
Frequently asked questions
Can you still get a Golden Visa by buying property in Portugal?
No. Lei 56/2023, which came into force in October 2023, abolished the real estate routes and provided that the remaining investment routes cannot be directed to real estate, directly or indirectly. Those who obtained a visa under the old route can, subject to conditions, renew it. There are other investment routes that do not involve real estate, and these are examined with a local immigration lawyer.
How much IMT will an Israeli buyer pay?
A buyer who is not resident in Portugal pays IMT at a flat 7.5% on residential property, under an amendment to the IMT Code that came into force in May 2026. If you become resident in Portugal within two years, or let the property as a home on the terms set by law, you can claim a refund of the difference. Stamp duty of 0.8% is also payable.
Do I need to travel to Portugal to sign?
Not necessarily. You can act through a power of attorney with the required certifications and translation. We prepare the documents in Israel and coordinate the signing with the local professional.
Is there a double taxation treaty between Israel and Portugal?
Yes. Israel and Portugal have a double taxation treaty, and its text is published on the Israel Tax Authority website. It does not remove the duty to report in Israel, but it determines which country may tax and how you receive a credit for tax paid in Portugal.
Considering a transaction in Portugal?
A sound international transaction begins long before signing. A short introductory call will clarify whether, and how, we are the right firm to support you.
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