Frequently Asked Questions

The Non-Habitual Resident (NHR) regime was a Portuguese tax programme that offered significant benefits for up to 10 years, including a flat 20% tax rate on qualifying Portuguese income and exemptions on most foreign-sourced income. Important update: the original NHR regime closed to new applicants on 1 January 2024. However, several categories of people can still benefit:

• Those who already hold NHR status continue to enjoy benefits for their full 10-year period
• Individuals who became Portuguese tax residents in 2023 and submitted their application by 31 March 2024
• Certain professionals moving to Portugal under specific work contracts
• Digital nomads and remote workers who registered under the regime before the deadline

The Portuguese government introduced the IFICI (Incentivo Fiscal para o Investimento, a Criação e a Inovação) regime as a partial replacement, offering a reduced 20% tax rate for qualifying high-value activities. We recommend consulting a Portuguese tax advisor for the latest rules specific to your situation. Read our full NHR Guide →

While the original NHR regime is no longer open to new applicants, Portugal still offers attractive tax structures:

• IFICI regime: A new incentive offering a 20% flat tax rate on employment and self-employment income from qualifying high-value activities, including many professional, tech, and executive roles
• Standard Portuguese tax residency: Portugal's standard progressive tax rates (14.5%–48%) may still be favourable compared to many countries, especially with Portugal's extensive double-taxation treaty network
• Golden Visa holders: Those who obtained Golden Visa residency before the 2023 changes may still have NHR access depending on their timeline

Rental income from Portuguese property is taxed at a flat 28% rate regardless of which regime applies. We can connect you with English-speaking tax advisors who will explain your exact position. Contact us for a referral →

Property buyers in Portugal pay two main taxes: IMT (Imposto Municipal sobre Transmissões Onerosas de Imóveis) — a progressive property transfer tax ranging from 0% to 7.5% depending on the property value, location, and purpose (primary residence vs. secondary); and Stamp Duty (Imposto de Selo) — a flat 0.8% of the property price. For primary residences, significant IMT discounts and exemptions apply for properties under €101,917 (mainland). Use our Tax Calculator for an exact breakdown.

Rental income from Portuguese property is taxed at a flat rate of 28%, regardless of whether you are under NHR, IFICI, or the standard tax regime. You can deduct certain expenses (maintenance, management fees, insurance, IMI property tax) to reduce the taxable amount. Alternatively, you can opt to include rental income in your general progressive tax rate if that results in a lower liability. We recommend speaking with an accountant to determine the optimal approach for your situation.

IMI (Imposto Municipal sobre Imóveis) is Portugal's annual property tax, paid to the local council. Rates vary by municipality and property type, typically ranging from 0.3% to 0.8% of the property's taxable patrimonial value (VPT). On the Silver Coast, most municipalities charge between 0.3% and 0.5%. The VPT is often significantly lower than the market value, so the actual tax bill is usually quite modest.

Property valuation depends on several factors: location, condition, size, recent comparable sales, and current demand. We offer free, no-obligation valuations based on a comprehensive market analysis. Contact us to schedule your valuation — it typically takes 30–45 minutes at your property.

On the Silver Coast, well-priced properties in good condition typically sell within 3–6 months. Factors that affect timing: pricing strategy, property condition, marketing exposure, and market conditions. Our 50/50 Partilha Promise ensures your property is shown to 100% of the market through all licensed agencies, significantly reducing time on market compared to agencies that withhold listings.

Unlike many traditional agencies that refuse to share commissions with other agents, we guarantee in writing to split our commission 50/50 with any licensed agency that brings a qualified buyer. This ensures maximum exposure to all potential buyers across the entire market, resulting in more viewings, more offers, and a faster sale at the best possible price. Learn more →

Sellers may be liable for Capital Gains Tax (28% flat rate on the gain). However, several exemptions exist: if the property was your primary residence and you reinvest the proceeds into another primary residence in Portugal or the EU within 36 months; if you are over 65 and the property was your primary residence; or if you have held the property for a very long period. Non-resident sellers from treaty countries may also benefit from reduced rates. We recommend consulting a tax advisor for your specific situation.

The Silver Coast is significantly more affordable. On average: groceries 30–40% less, dining out 40–50% cheaper, services 20–30% less, and healthcare 60–70% more affordable. Property costs 40–60% less than comparable coastal areas in the US or UK. A comfortable lifestyle for a couple typically costs €2,000–€2,500 per month including rent or mortgage, utilities, groceries, and dining out.

The Silver Coast enjoys a mild Mediterranean climate with over 300 days of sunshine per year. Summers are warm and dry (25–32°C), while winters are mild and damp (8–15°C). The Atlantic breeze keeps summers comfortable, and the region rarely experiences temperature extremes. It is an ideal climate for outdoor living year-round.

Yes, several international schools serve the Silver Coast, including the International School of Leiria (30 minutes), King's College in Lisbon (1 hour), and various bilingual schools in Caldas da Rainha and Óbidos. Many offer IB and British curricula with instruction in English. University-level education is available at the University of Coimbra (45 minutes) and the Polytechnic of Leiria.

Portugal has a high-quality public healthcare system (SNS) that is free or low-cost for residents. Many new residents also choose private health insurance for faster access to specialists, with comprehensive plans starting from around €50–€100 per month. The Silver Coast has excellent public and private hospitals in Caldas da Rainha, Leiria, and Lisbon (1 hour away). Healthcare in Portugal consistently ranks among the best in the world.

While you can get by with English in tourist areas and among the international community, learning Portuguese will significantly enrich your experience. Many older Portuguese residents do not speak English, and daily interactions (shops, tradespeople, official appointments) are much easier with basic Portuguese. The good news: Portuguese people are patient and encouraging with learners, and there are excellent language schools and tutors on the Silver Coast.