# Can you buy property in Portugal as an American?

Yes, Americans can buy property in Portugal: the law does not restrict purchases by nationality, and the first step is getting a Portuguese tax number.

You do not need to be a resident or a citizen to own a home or an investment property there. Owning it and living there are separate questions, though: buying property does not, by itself, give you the right to live in Portugal.

## What is the NIF and why does it come first?

The NIF is the tax identification number issued by the Portuguese Tax and Customs Authority. You need it to sign the deed, pay the purchase taxes and open a Portuguese bank account. Buyers who live abroad usually apply for it through a fiscal representative in Portugal.

## What taxes and fees do you pay when buying property in Portugal?

The purchase is generally subject to the municipal property transfer tax (IMT) and to stamp duty. After the purchase, owners pay an annual municipal property tax (IMI). Rates depend on the value, type and use of the property, so the numbers have to be run for each deal. Budget also for notary, registration and legal fees.

## How do Americans buy property in Portugal from the U.S.?

You can buy without traveling, by giving a power of attorney to a representative in Portugal. The usual path is:

1. get the NIF;
2. open a Portuguese bank account;
3. sign the promissory purchase agreement (CPCV), which usually includes a deposit;
4. sign the deed and register the property.

A lawyer in Portugal checks the property's legal status before you pay the deposit.

## Do you still owe U.S. taxes?

U.S. citizens are taxed on their worldwide income, so rental income or a gain on a Portuguese property also has to be reported in the United States. A tax advisor who knows both systems helps avoid paying twice.

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## Sources

- Portuguese Tax and Customs Authority (Portal das Finanças): NIF, IMT, stamp duty and IMI
- Internal Revenue Service (IRS): U.S. citizens and resident aliens abroad

## Educational Notice

This article is for educational and informational purposes only and does not constitute financial, legal or tax advice.

Educational content. Not an offer, an investment recommendation or legal or tax advice.


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