US Citizens Buying Property in Portugal: What's Different and What You Need

Portugal is one of the most popular destinations for American buyers right now — and for good reason. The cost of living, the climate, the quality of life, and the relative affordability of property compared to most US markets make it genuinely compelling. But buying in Portugal as a US citizen comes with a specific set of steps, requirements, and pitfalls that most agents won't walk you through.

I work with buyers from both sides of the Atlantic, and the questions US buyers ask me are consistently different from the questions UK buyers ask. Here's what you actually need to know.

Can US citizens buy property in Portugal?

Yes, without restriction. Portugal places no limits on foreign nationals purchasing property. Americans can buy any type of property — apartments, houses, rural land — with no nationality restrictions.

NIF number: your first step

Before you can buy property in Portugal, you need a NIF (Número de Identificação Fiscal) — the Portuguese equivalent of a Social Security Number for tax purposes. Without one, you cannot sign any legal documents, open a Portuguese bank account, or complete a property purchase.

As a US citizen, you'll also need a fiscal representative — a Portuguese resident who formally represents you for tax purposes. This is a legal requirement for non-EU buyers. I handle the introduction to trusted fiscal representatives for all my clients; it's one less thing you need to figure out from New York or California.

The bank account question

You'll need a Portuguese bank account to receive the keys. Many US buyers are surprised by how involved this process is — banks are cautious about opening accounts for non-residents, and the FATCA (Foreign Account Tax Compliance Act) obligations that apply to US citizens add a layer of complexity that can turn a routine account opening into a several-week process.

I work with banks that regularly handle US buyer accounts. Getting this wrong — starting with the wrong bank, or at the wrong time in the process — can delay your purchase.

Legal representation: use an independent attorney

Portugal requires a notary at completion — but the notary works for the transaction, not for you. You need your own attorney (lawyer/solicitor) who specialises in expatriate property law and has experience with US buyers specifically. The contracts are in Portuguese. The legal system is different. Do not attempt to navigate this without independent legal advice.

I have a vetted network of independent attorneys who regularly represent US buyers. I'll introduce you to the right one for your situation.

Visas and residency

Owning property in Portugal doesn't automatically give you the right to live there. Americans can visit for up to 90 days in any 180-day period without a visa. For longer stays — particularly retirement — you'll need a D7 visa (passive income visa) or, for higher-net-worth buyers, the Digital Nomad Visa.

Note: Portugal's Golden Visa programme (which offered residency in exchange for property investment) has been closed to new real estate applications since 2023. If you were considering that route, it is no longer available.

The one question almost nobody asks

Whether you need an independent property survey. They are not required by law in Portugal — but the structural and legal problems that surveys reveal are very real. I commission an independent survey for every client I work with. It's the single most effective way to avoid an expensive mistake.

If you're a US buyer thinking about Portugal — whether you're years away from a decision or ready to move in the next 12 months — I'm happy to give you 30 minutes of honest, free advice. No sales pitch. Just what you actually need to know.

Book a free call at jpfaustino.co.uk.