Portugal Golden Visa 2026: What Still Qualifies

In 2026 Portugal's Golden Visa (officially Autorização de Residência para Investimento, ARI) still exists, but buying property no longer qualifies: what is left is investment funds, company capital with jobs, research, culture and job creation, from €250,000 or 10 jobs. We are a free relocation portal, not an agency. We don't sell funds or property, so this page just lays out the rules as they stand.

What still qualifies in 2026

The investment must be made in Portugal, personally or through a company, and kept for at least five years. By law it may not go into real estate, directly or indirectly. Five routes remain:

Low-density areas are those listed in Portaria 208/2017: fewer than 100 inhabitants per km² or GDP per capita below 75% of the national average. For the fund route you may split the money across several qualifying funds, as long as the total reaches €500,000 and comes from an international capital transfer.

What no longer qualifies

The Mais Habitação housing law (Lei 56/2023) came into force on 7 October 2023 and stopped new applications under three routes:

• buying property worth €500,000 or more;
• buying property at least 30 years old or in an urban regeneration area and renovating it, €350,000 in total;
• a pure capital transfer of €1.5 million.

People who already held a Golden Visa under those routes can keep renewing, and applications already pending on that date stayed valid. When those permits are renewed, the law converts them into an entrepreneur residence permit, with the same 7/14-day stay rule.

Golden Visa or D2 / D7?

In short, the Golden Visa buys you flexibility (very little time in Portugal), not speed. If you actually plan to live here, a D7 or D2 costs a fraction of the money and gets you to permanent residence and citizenship on the same timeline.

Requirements and documents

• Legal entry: a valid passport and proof that you entered and are staying in Portugal legally. The law refers to a valid Schengen visa and requires you to regularise your stay within 90 days of first entry.
• Health cover: the Portuguese national health service or internationally recognised health insurance for the whole period.
• Criminal record from your country of origin and from any country where you have lived for more than a year. It must be issued no more than 3 months before you submit, translated into Portuguese and legalised (apostille or Portuguese consulate).
• Tax number (or equivalent) from your country of origin or residence.
• No-debt certificates from the Portuguese Tax Authority and Social Security issued within the last 45 days, or a statement that you are not registered with them.
• Sworn statement that you will keep the investment for at least 5 years.
• Proof of investment: a declaration from a bank authorised or registered with the Banco de Portugal confirming the transfer. For funds you also need the fund manager's declaration (5-year maturity, 60% in Portuguese companies). For jobs, the employment contracts. If you invest through a single-member company, its commercial registry certificate.
• The application form with consent to check your Portuguese criminal record, and the receipt for the analysis fee.

Since the money has to reach a Portuguese bank, in practice you get a Portuguese tax number (NIF) and a bank account first.

Costs and government fees

AIMA's fee table (last updated 26 February 2026) shows both columns. The lower one applies the 25% reduction for applications filed through the digital channel. For a family of four, the grant fees alone come to 4 × €6,314.20 = €25,256.80. On top of that come the investment itself, lawyers, translations, apostilles, fund fees and health insurance. None of these are set by the state.

Step by step and realistic timeline

• 1. Choose a route, get a NIF and a Portuguese bank account, and transfer the money from abroad.
• 2. Pre-register on AIMA's ARI Portal, upload the documents, and pay the analysis fee with the payment slip (DUC) the portal generates.
• 3. AIMA reviews the file and calls you in person to take biometrics.
• 4. Decision and residence card. The first card is valid for 2 years.

The legal deadline for a first decision is 90 days. Since 11 September 2026 (Lei 62/2026), AIMA may extend it by 30 days in exceptional, justified cases and must tell you. Reality has often been much slower than the law: AIMA had to run a dedicated recovery plan for pending Golden Visa files. We can't give you a reliable average, so plan in months, not weeks. Keep your documents valid (criminal records expire after 3 months) and track your dates with our AIMA deadline counter.

Minimum stay and renewals

• Stay: at least 7 days (in a row or not) in the first year and 14 days in each following two-year period. AIMA's main ARI page shortens this to "14 days in subsequent years". Keep proof of your days (boarding passes, stamps), and if you want zero debate, spend 14 days a year.
• Renewals: every 2 years. You have to prove the investment is still in place. Selling or changing it can put the renewal at risk.
• How to renew: apply up to 30 days before the card expires. Since 16 February 2026 renewals go only through AIMA's Renewals Portal, and AIMA schedules biometrics if it needs them.
• After 5 years: you can apply for permanent residence (no serious convictions, means of subsistence, housing, basic Portuguese).

Family members

Family can apply together with you. Unlike most other permits, Golden Visa holders don't have to wait two years before bringing family. Eligible:

• spouse or legally recognised de facto partner;
• minor or dependent incapacitated children, including adopted children;
• adult children who are dependent, single and studying (for Golden Visa holders, anywhere, not only in Portugal);
• dependent parents of you or your spouse;
• minor siblings under your legal guardianship.

Each family member needs a criminal record, no-debt certificates, your statement of responsibility and proof of the relationship, and pays their own grant fee. More in our guide to family reunification.

Taxes

A Golden Visa does not by itself make you a tax resident. Under article 16 of the Portuguese income tax code, you become resident if you spend more than 183 days in Portugal in any 12-month period, or if you have a home here that suggests you intend to live in it as your habitual residence. If you do become resident, remember the old NHR regime is closed; read about its replacement, IFICI. Check your home country's rules too.

Common pitfalls

• "Golden Visa property" offers. Property hasn't qualified since 7 October 2023.
• Funds with real estate inside. The law excludes real estate "directly or indirectly". Before paying, get the manager's written declaration on the 5-year maturity and the 60% rule, and check the fund's documents with the securities regulator (CMVM).
• Expired paperwork. Criminal records are valid for 3 months and no-debt certificates for 45 days. A slow file can outlive them.
• Expecting citizenship in 5 years. Since 19 May 2026 it takes 10 years (7 for CPLP and EU nationals), and the periods must fall within a 12-year window. The old rules apply only to applications already pending on that date.
• Relying on silence. Tacit approval of renewals no longer exists. Renew on time and keep the receipt.
• Treating the stay rule as optional. It's small, but it's checked. Keep evidence.