Accommodation Portugal

Long-term rental

 

Finding accommodation

 

Popular platforms for renting directly from owners and agencies:

Idealista; Imovirtual; Casa Sapo; BPI Expresso Imobiliário; OLX Portugal.

 

Platforms for renting rooms and co-living:

Uniplaces: Short- and long-term rentals of apartments and rooms; geared towards students and expats.

Spotahome: Suitable for students and young professionals; allows booking without a personal visit, but the commission is higher than Uniplaces.

Erasmusu: Targeted at students, especially Erasmus program participants; offers short and long-term rental options.

 

Popular real estate agencies in Portugal (work with exclusive properties and assist in negotiations with owners): Remax Portugal; Century 21 Portugal; ERA Portugal.

 

Popular Facebook groups: Lisbon Apartments for Rent; Porto Apartments for Rent; Expats in Portugal; Algarve Long Term Rentals.

 

Short-term rental

Finding accommodation

 

Popular platforms: Airbnb, Booking, Flatio. There are also specialized portals for renting apartments for several months.

 

Additional information

When renting accommodation, it's important to always check the contract and avoid deals that seem suspicious. In Portugal, there are also social rental support programs, such as Porta 65 Jovem, which provide subsidies for young people.

 

Check all the rental terms in advance and try to negotiate a fixed rental rate for the entire duration of the contract to avoid price increases in the future.

A rental or purchase agreement serves as an official document confirming the rights of the tenant or owner to use or own the property. This document is necessary to avoid potential disputes with the landlord or previous owner.

   

Confirmation of residence: A rental agreement is often used as proof of residence, necessary for procedures such as:

- Registration with the tax office to obtain a tax number;

- Registration with local authorities to obtain a residence permit;

- Proof of residence for opening a bank account, registering a vehicle, or connecting utilities.

 

Financial security: For the landlord, the contract is a guarantee that the tenant will comply with the terms, including timely payment of rent, which also protects the tenant from arbitrary rent increases.

 

Obtaining tax benefits: Purchasing housing can also be used to obtain tax benefits.

Types of rental

Long-term rental: Usually for a term of 1 year with the possibility of extension. This type of rental requires signing an official contract that fixes all key rental aspects (amount of rent, payment terms, termination conditions, etc.). A tax number (NIF) is required for the contract.

Short-term rental: Often used for periods from a few weeks to several months; rental rates are usually higher.

 

Rental contract

The rental contract must be concluded in writing and registered with the tax authorities. It is better to avoid unofficial deals without a contract, as they are not protected by law.

 

Notarization of rental contract

Notarization of a rental contract in Portugal is not mandatory for standard residential rentals. The rental contract may be signed between the tenant and the landlord without the involvement of a notary. However, in some cases, if the parties wish to give the contract additional legal power or to protect their interests, they may opt to notarize the contract.

 

Important note: By law, the stamp duty in Portugal when entering into a property rental agreement is withheld from the tenant. The stamp duty is 10% of the monthly rent. In practice, landlords often take on this tax payment, as they are responsible for registering the contract with the tax authorities and declaring it.

 

Deposit and advance payment

The landlord often requests a deposit of 1-3 months' rent, which is returned at the end of the lease if the property is not damaged. It may also be required to pay several months of rent in advance, especially if there is no guarantor.

 

Additional Expenses

Most often, the rent does not include utility services (water, electricity, internet), which are paid separately. In some cases, you can find options with expenses included, which should be stipulated in the contract.

 

Agency Services

When renting through a real estate agency, the tenant may encounter additional expenses, such as agency fees.

 

Furnished Housing

Furnished apartments are quite common, especially for short-term rentals or in tourist areas. Typically, such apartments include basic furniture: beds, wardrobes, tables, and chairs, as well as appliances like a washing machine, stove, and refrigerator.

 

Unfurnished Housing

For long-term rentals, especially in more affordable areas, housing is often rented without furniture or with minimal furniture. This is a popular option for people who plan to stay for a long time and want to furnish the apartment at their discretion.

 

Appliances

In most cases, even if the accommodation is rented unfurnished, it is still equipped with basic appliances such as a stove, oven, and water heater. The availability of additional appliances (refrigerator, washing machine) may vary depending on the region and the landlord.

Property Purchase Rights for Foreigners

Foreign citizens have the right to purchase real estate in Portugal without significant restrictions. This applies to both EU citizens and third-country nationals. However, the process may require additional documents and adherence to certain procedures.

 

Searching for Real Estate

Online platforms: Idealista, Imovirtual, Casa Sapo.

Real estate agencies: Contact licensed agents who can help you find suitable properties and negotiate with the seller.

 

Professional Assistance

It is recommended to hire an independent lawyer specializing in real estate. They will verify the legality of the deal, ensure there are no debts or encumbrances on the property, and assist with document preparation.

 

Obtaining a Tax Identification Number (NIF)

NIF is required for any financial operations in Portugal, including real estate purchases. It can be obtained at the local tax office or through a representative with a power of attorney.

 

Opening a Bank Account

To facilitate financial transactions and pay expenses related to the purchase, it is advisable to open an account in a Portuguese bank.

 

Costs and Taxes

Property transfer tax: The amount depends on the value and type of property.

Stamp duty: Usually 0.8% of the transaction value.

Notary and registration fees: About 1-2% of the property value.

Annual municipal property tax: Varies depending on the municipality and type of property.

 

"Golden Visa" Program

Investments in real estate from 500,000 euros (or from 350,000 euros in low-density regions or properties over 30 years old) may entitle you to a residence permit under the "Golden Visa" program. It provides:

- The right to reside and work in Portugal.

- Visa-free travel within the Schengen Area.

- The opportunity to apply for permanent residency and citizenship after 5 years.

 

Practical Tips

Check licenses: Ensure that your real estate agent and lawyer have valid licenses.

Mitigate risks: To avoid a seller's attempt to sell the same property to multiple buyers, ensure proper legal registration of a preliminary agreement and notarize the transaction.

Legislative Changes: New laws or changes in tax regulations may affect your obligations; consult with legal and tax professionals.

"Golden Visa" Program: Not all properties qualify for the "Golden Visa"; requirements can be complex and subject to change; the government may amend or terminate the program; consult with an immigration lawyer.

Mandatory Property Insurance in Portugal

 

Insurance in Apartment Buildings

Legislative Requirement: In Portugal, it is mandatory to have property insurance against fire risk in buildings with horizontal ownership.

What this means: All apartment owners in a multi-apartment building are required to insure their share of the common property against fire. This can be done individually by each owner or collectively through a management company.

 

Mortgage Insurance

Bank Requirements: If you are purchasing property using a mortgage loan, most banks require mandatory property insurance. This protects their interests as creditors.

 

Voluntary Property Insurance

Private homes and villas: If you own a private home without a mortgage and it is not part of a condominium, insurance is not legally required.

Recommended Insurance: Despite the absence of a legislative requirement, it is strongly recommended to insure property against various risks: fire; theft and vandalism; natural disasters; third-party liability.

 

Note: Legislation and requirements may change. It is recommended to regularly check for up-to-date information and consult with legal and insurance professionals.

Main Types of Utilities

 

Electricity 

Providers: Portugal has a liberalized electricity market, meaning the possibility to choose between various providers, such as EDP, Endesa, Iberdrola, and others.

Rates: Various tariff plans are offered, including fixed and variable rates, as well as time-of-day tariffs.

  

Gas 

Types of gas: Both natural gas and liquefied petroleum gas (bottles) are used in Portugal.

Providers: Main companies are Galp, EDP Gás, Goldenergy.

 

Water Supply and Sewage

Local providers: Water supply is usually regulated by municipalities through local companies like EPAL in Lisbon.

Rates: Rates can vary depending on the region and volume of consumption.

 

Waste and Waste Disposal 

Payment: Usually included in the water bill or charged separately by the municipality.

 

Condominium 

What it is: Fee for the maintenance of common areas in multi-apartment buildings.

Payment: Usually monthly or quarterly, set by the management company or resident council.

 

Documents Needed to Connect Utilities

- Tax number (NIF): Required for concluding contracts.

- Proof of address: Rental agreement or ownership deed.

- Identity document: Passport or residence permit.

 

Connection Procedure

Contact with provider: You can contact personally, by phone, or through the company’s website.

Conclusion of contract: Signing of the contract and selection of a tariff plan.

Meter installation: If necessary, the provider arranges for the installation or activation of meters.

 

Methods of Paying Utility Bills

Direct debit: The bill amount is automatically deducted from your bank account.

Multibanco: Payment via Multibanco ATMs or online banking; the bill will include a reference (Referência) and amount to pay.

Post Office: Payment in cash or by card at post office branches.

Online Payment

Provider portals: Many companies offer the possibility to pay through a personal account on their website.

Mobile Apps: Some providers have apps for convenient payment and consumption monitoring.

At Bank Branches: Paying bills at your bank's branches.

 

Submitting Meter Readings

How to submit: By phone, through the provider’s website or app.

Important: Regular submission of readings helps avoid calculations based on average consumption.

 

Tariff Plans

Fixed Rates: Uniform rate at any time of the day.

Two-zone Rates: Different rates for day and night time.

Choice of tariff: Depends on your lifestyle and consumption.

 

Tips for Immigrants

Language of bills: Usually in Portuguese; some providers offer versions in English.

 

Problem Solving

Contact with provider: If problems or questions arise, contact customer support.

Regulatory Bodies: If the problem is not resolved, you can contact the Portuguese Energy Services Regulatory Authority (https://www.erse.pt/) or the Consumer Rights Protection Association (https://www.deco.pt/).

Living in apartment buildings in Portugal is regulated by specific laws and norms that ensure the comfort and safety of all residents. 

Maintaining cleanliness and order

Resident responsibilities:

Do not clutter corridors and common passageways.

Clean up after your pets in common areas.

Follow waste disposal and recycling rules.

 

Noise and quiet hours

Quiet hours: Usually from 10:00 PM to 7:00 AM, but may vary according to condominium regulations.

Responsibility: Residents must adhere to established quiet hours and respect the peace of neighbors.

Pets

Permission to keep: The law permits keeping pets as long as they do not pose a threat or inconvenience to other residents.

The number and size of pets may be limited by condominium regulations.

Pets must be on a leash in common areas and not contaminate the premises.

Repairs and modifications

Internal works

Permissions: Minor repairs inside the apartment do not require approval.

Restrictions: Works affecting the building's structure or common areas require prior approval from the general assembly and possibly a municipal permit.

External changes

Facades and balconies: Any changes to the exterior appearance of the building must be agreed upon with residents and conform to the architectural style.

Security and access

Access control: Residents should ensure safety and prevent unauthorized entry.

Keys and code locks: Distribution of keys or codes should be limited to residents and trusted individuals only.

Emergency situations: Know the location of emergency exits and contact numbers of emergency services.

Sanctions for rule violations

Fines: Repeated violations may lead to financial fines, the amount of which is determined by the regulations.

Legal actions: In extreme cases, lawsuits or involvement of law enforcement may be possible.

Useful tips for immigrants

Language barriers: Request essential documents and regulations in English or use translation services.

Community involvement: Attend general meetings and participate in decision-making.

Information on rights: Familiarize yourself with your rights and responsibilities as a resident to feel confident.

Note: Legislation may change. It is recommended to regularly update information and seek legal advice if necessary.

Increase in property prices: In recent years, property prices in Portugal have been steadily rising, especially in major cities and tourist areas.

Growth factors:

Increased interest from foreign investors;

Tourism development;

Limited supply of quality housing in popular areas.

 

Popular regions for property purchase

Lisbon: The capital with a dynamic market, attractive for investments; high property prices in central areas; a wide range of apartments and historical buildings.

 

Porto: The second largest city, known for its wine and culture; more affordable prices compared to Lisbon.

 

Algarve: Southern region with beautiful beaches; popular among retirees and tourists; high demand for villas and resort properties.

 

Madeira and Azores: Island regions with a unique climate; tranquil atmosphere and natural beauty; opportunities for investment in the tourism sector.

 

Types of properties

Apartments: Popular in cities, options range from studios to penthouses.

Houses and villas: Often found in suburbs and rural areas.

Land plots: Opportunity to build your own home, especially in developing areas.

Commercial properties: Attractive for business and investment in the hotel sector.

 

 

Programs to encourage foreign investment: "Golden Visa," Non-Habitual Resident Scheme (tax benefits for new residents for up to 10 years).

 

Rental market

High demand: Especially in tourist areas and major cities.

Profitability: Short-term rentals through platforms like Airbnb can be lucrative.

Regulation: A license for tourist rentals is required. Local laws may restrict short-term rentals in certain areas.

 

Thus, the real estate market in Portugal offers many opportunities for immigrants and investors. Understanding its features, as well as careful planning and professional support, will help you make the right choice and successfully purchase property in this beautiful country.

Housing

 

Rent

Lisbon:

  - One-bedroom apartment in the city center: 900–1,500 euros per month.

  - One-bedroom apartment outside the center: 700–1,000 euros per month.

Porto:

  - One-bedroom apartment in the city center: 700–1,200 euros per month.

  - One-bedroom apartment outside the center: 600–900 euros per month.

Algarve:

  - One-bedroom apartment: 600–1,000 euros per month, depending on proximity to the beach.

Smaller towns and rural areas

  - One-bedroom apartment: 400–700 euros per month.

 

Purchase

Average cost per square meter

  - Lisbon: 3,500–5,000 euros.

  - Porto: 2,500–4,000 euros.

  - Algarve: 2,000–3,500 euros.

  - Other regions: 1,000–2,500 euros.

 

Utilities

Electricity, heating, water, and garbage for an 85 m2 apartment: 100–150 euros per month.

Internet (60 Mbps or higher): 30–40 euros per month.

Mobile connection: 15–30 euros per month depending on the service package.

 

Food

 

Supermarkets

- Bread (500 g): 1.00–1.50 euros.

- Milk (1 l): 0.60–0.80 euros.

- Eggs (12 pcs.): 1.50–2.00 euros.

- Chicken breast (1 kg): 5.00–7.00 euros.

- Fruits and vegetables (1 kg): 1.00–3.00 euros depending on the season and type of product.

 

Restaurants

- Meal at an inexpensive restaurant: 8–12 euros.

- Dinner for two at a mid-range restaurant: 30–50 euros.

- Cappuccino: 1.20–2.50 euros.

- Local beer (0.5 l): 1.50–3.00 euros.

 

Transport

Public transportation in Lisbon and Porto:

    - One-way ticket: 1.50 euros.

    - Monthly pass: 40 euros.

Car

  - Gasoline (1 l): 1.70–1.90 euros.

  - Car insurance: 300–600 euros per year.

  - Parking in the city center: 1–2 euros per hour.

 

Healthcare

Public healthcare system: Free or with minimal charges for residents.

Private health insurance: 40–100 euros per month depending on age and coverage.

Private doctor appointment: 50–100 euros per consultation.

 

Education

Public schools: Free for residents.

International schools: 5,000–15,000 euros per year.

Universities

  - Public: 700–1,500 euros per year.

  - Private: 3,000–7,000 euros per year.

 

Entertainment and leisure

- Gym membership: 30–50 euros per month.

- Cinema ticket: 7–10 euros.

- Theater or concert ticket: 15–50 euros.

- Beer at a bar: 2–4 euros.

 

Clothing and footwear

Jeans (Levi's or similar): 50–80 euros.

Summer dress in chain stores: 20–40 euros.

Nike sneakers: 70–100 euros.

 

Other expenses

Haircut at a hair salon: 10–20 euros.

Internet and TV subscription: 50–70 euros per month.

Domestic services (cleaning): 8–12 euros per hour.

 

Average salaries

Average salary after taxes: 1,000–1,200 euros per month.

Highly skilled professionals: 2,000–3,000 euros and up per month.

 

The cost of living in Portugal is considered relatively low by European standards, but it can vary significantly depending on the region and your lifestyle.

Note: Prices may change over time. It is recommended to update information regularly and consider personal needs and preferences when planning a budget.

Housing programs and subsidies

 

Porta 65 Jovem Program: a state program providing financial support to young people aged 18 to 35 for renting housing. Applications are accepted at specific periods several times a year online through the Portal da Habitação.

 

Affordable rental program: encourages landlords to rent housing at reduced rates in exchange for tax benefits. How to find housing: listings are available on the Portal da Habitação.

 

"First Right" Program: aimed at ensuring decent housing for people living in unfavorable conditions. How to apply: through local municipal authorities or social support services.

 

Housing Rental Support: Municipal rental support programs for low-income families. How to apply: Contact the local administration for information and application submission.

 

Integration and Social Support Programs for Immigrants

 

Social Utility Rates: Reduced rates for electricity, gas, and water for low-income families. How to apply: Contact the service provider with supporting documents.

 

Educational Programs and Scholarships

 

School Social Support: Financial assistance for low-income families to cover children's educational expenses. How to apply: Through the school administration, providing the necessary income documents.

 

Higher Education Scholarships: Scholarships for students with limited financial means. How to apply: Through the Directorate-General for Higher Education: www.dges.gov.pt.

 

Healthcare

Medication Support Programs: Subsidies for the purchase of medications for specific population groups (people with chronic illnesses, retirees, low-income families). How to obtain: With a doctor's prescription indicating the right to benefits.

 

Practical Tips

Check for Updates: Laws and programs can change; regularly verify official sources.

Consultations: Reach out to social workers or counselors for assistance with programs.