The Golden Visa is formally the Autorização de Residência para Investimento (ARI) in article 90.º-A of the Foreigners Law (Lei n.º 23/2007). For about a decade it was associated with buying property. That is over. Lei n.º 56/2023 (Mais Habitação), of 6 October 2023, revoked the real-estate routes (and the plain capital-transfer route). The investment routes that remain cannot be aimed, directly or indirectly, at real estate.
What AIMA lists as of October 2026
The agency that runs the ARI scheme, AIMA, lists these routes:
- Creating at least 10 jobs (8 in low-density areas).
- €500,000 or more for research by public or private scientific research institutions in the national science and technology system (€400,000 in low-density areas).
- €250,000 or more for artistic production or for restoring or maintaining national cultural heritage (AIMA's page gives €220,000 in low-density areas).
- €500,000 or more in units of Portuguese non-real-estate collective investment funds with at least five years to maturity at the time of investment, with at least 60% invested in companies based in Portugal.
- €500,000 or more to set up a Portuguese company and create five permanent jobs, or to recapitalise an existing one while creating five permanent jobs or keeping ten (at least five permanent) for at least three years.
AIMA states that the investment activity cannot be aimed, directly or indirectly, at real-estate investment. EU, EEA, Swiss and Andorran nationals, and Portuguese citizens, cannot use ARI.
What the permit gives
According to AIMA, an ARI holder can enter Portugal without a residence visa, live and work there, travel in the Schengen area, and bring family members. The minimum stay is 7 days in the first year and 14 days in each following period. The temporary permit is valid for two years from issue. Holders may apply for permanent residence or naturalisation under the general laws. We have not reviewed recent changes to the Nationality Law. Check the current rules before counting years towards citizenship.
People who already held a property-based ARI
Under article 42 of Lei n.º 56/2023, permits granted under the old rules can still be renewed (family reunification included). On renewal they become residence permits for immigrant entrepreneurs, with the same 7/14-day minimum stays. Holders can also apply for an investment-based permanent permit if they meet the requirements. Since 2 February 2026, AIMA handles ARI renewals through its online Portal de Renovações, with in-person visits only for biometrics where needed.
How applications work
New applications are registered online on the Portal ARI, with the documents required by articles 65.º-A and 65.º-D of Decreto Regulamentar n.º 84/2007. AIMA's list includes a criminal record certificate issued within the past three months, health cover, and certificates showing no debts to AT and Social Security issued within the past 45 days. Fees are paid by DUC. AIMA's fee table is linked from its page. We don't reproduce the fees here because they are updated by portaria.
The bottom line for property buyers
If a seller or agent tells you a property purchase "comes with" a Golden Visa in 2026, that is not what the law or AIMA says. Buy the property for its own merits.
Frequently asked questions
Does buying property still qualify for a Golden Visa?
No. Lei 56/2023 ended the real-estate routes from October 2023, and AIMA states that the remaining investment routes cannot be aimed, directly or indirectly, at real estate.
Source: Lei n.º 56/2023, de 6 de outubro (Mais Habitação) — Diário da República; AIMA — Autorização de Residência para Investimento (Art. 90.º-A)
I already have a property-based Golden Visa. Can I renew it?
Yes. Permits granted under the old rules can still be renewed (family included). On renewal they become residence permits for immigrant entrepreneurs, with the same minimum stays of 7 days in the first year and 14 days in each following period.
Source: Lei n.º 56/2023, de 6 de outubro (Mais Habitação) — Diário da República; AIMA — Autorização de Residência para Investimento (Art. 90.º-A)
Related reading
Sources
- AIMA — Autorização de Residência para Investimento (Art. 90.º-A) — accessed 2026-10-10
- AIMA — Portal ARI — accessed 2026-10-10
- Lei n.º 56/2023, de 6 de outubro (Mais Habitação) — Diário da República — accessed 2026-10-10
This guide is general information, not financial, tax or legal advice. Confirm with Portal das Finanças, AIMA, Banco de Portugal or a qualified professional for your situation.