CN → PT
Comprar un inmueble en Portugal siendo ciudadano Chinese
Portugal places no nationality restriction on buying, and Chinese buyers were historically the largest golden-visa cohort — but since 2023 real estate no longer qualifies for the golden visa (only the fund/capital routes remain), and NHR is closed. The defining practical constraint for a Chinese buyer is moving the money: China's strict forex controls (the US$50,000 annual individual quota) and enhanced EU KYC shape the whole timeline.
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1. Free to buy — but the golden visa changed
Any Chinese citizen can purchase Portuguese property with no restriction; you need a Portuguese NIF (tax number) first. Since the 2023 'Mais Habitação' reform, real-estate investment no longer qualifies for the Portuguese golden visa — the remaining routes are the €500k qualifying-fund subscription, capital transfer or job creation, not property. Buying a home is now a lifestyle/investment decision, not a residency shortcut.
2. China's forex controls are the real bottleneck
China limits individuals to a US$50,000 equivalent annual foreign-exchange quota (SAFE), and explicitly restricts using it for overseas property purchase. Funding a Portuguese home therefore typically relies on pre-existing offshore funds, family pooling, or lawful structures arranged well in advance — never informal channels. This is the single biggest planning item; start it months ahead with professional advice on both sides.
3. Enhanced KYC and source-of-funds
EU banks and Portuguese notaries apply enhanced due diligence to large China-sourced funds: expect detailed source-of-funds documentation (employment, business sale, investment records), certified translations, and 2-4 extra weeks. Onshore relationships and a Portuguese lawyer who has handled Chinese buyers smooth the account-opening and completion considerably.
4. NHR is closed; plan on standard rates
The NHR tax regime closed to new applicants at the end of 2023; the successor IFICI is limited to specific high-value professions. Most buyers should budget for standard Portuguese tax. Treat 'NHR benefit' marketing as outdated.
5. Purchase taxes and annual costs
Expect IMT (progressive, up to ~7.5-8% at higher values), 0.8% IS stamp duty and notary/registration — roughly 6-8% all-in on top of the price. Annual IMI (0.3-0.45% of rateable value) follows, plus the AIMI surcharge above €600k of Portuguese property value.
6. Short-let (AL) and the resale story
Tourist letting needs an Alojamento Local registration, restricted in containment zones in parts of Lisbon, Porto and the Algarve. Note too that the removal of the property golden visa cooled the foreign golden-visa demand that propped up some Lisbon/Algarve prices — factor that into the resale thesis.
Preguntas frecuentes
Can Chinese citizens still get a Portuguese golden visa by buying property?
No — real estate was removed from the golden visa in 2023. The remaining routes are the €500k qualifying-fund subscription, capital transfer or job creation. Buying a home no longer grants residency, though there's no bar on owning the property itself.
How do I move money from China for a Portuguese purchase?
China's SAFE rules cap individuals at a US$50,000 annual forex quota and restrict it for overseas property, so funding typically uses pre-existing offshore funds, family pooling or lawful structures arranged months ahead — never informal channels. Get professional cross-border advice early; it's the biggest planning item.
What are the buying costs and taxes?
Roughly 6-8% on top of the price: IMT (progressive, up to ~7.5-8%), 0.8% stamp duty and notary/registration, then annual IMI plus AIMI above €600k. NHR is closed to new arrivals, so plan on standard Portuguese tax rates.
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