New Golden Visa Rules are Finally Published

15 February 2021

The Portuguese Government has finally published on 12th of February the so waited new rules regarding the residence permit by investment (Decree-Law no. 14/2021 of 12th February), more commonly known as the Portuguese Golden Visa.


These new rules will only enter into force on the 1st of January 2022. This is good news, as investors still have until the end of the year to be under the current law.


The legal changes will be as follows:


  • The Financial Investment type, which means the transfer of at least €1 million, will change its minimum to €1.5 million.
  • The Real Estate Investment type and the Real Estate Investment and its rehabilitation for non-residential purposes will both remain unchanged, such investments being of at least €500,000.00 (reduced to €400,000.00 if located in a "low density area"), or €350,000.00 (reduced to €280,000.00 if located in a "low density area").


Areas for Golden Visa Real Estate Investment in 2022

Non-Residential Purposes

  • The Real Estate Investment and the Real Estate Investment and its rehabilitation for residential purposes will be limited to properties located in the interior territories of Portugal, identified in the Annex to Ministerial Order no. 208/20017 of 13th July, and in the islands of Madeira and Azores, and will keep the same investment minimum amount: €500,000.00 (reduced to €400,000.00 if located in a "low density area"), or €350,000.00 (reduced to €280,000.00 if located in a "low density area"). 
  • Therefore, Real Estate Investments for residential purposes will be excluded from the Golden Visa scheme in the Lisbon Metropolitan Area, the Oeste territory, the Porto Metropolitan Area (except for the Municipality of Arouca and the parishes of Junqueira and Arões in the Municipality of Vale de Cambra) and in almost all of the Algarve territory. The exceptions in the Algarve are the Municipalities of Alcoutim, Aljezur, Castro Marim, Monchique and Vila do Bispo, the parishes of Alte, Ameixial, Salir, Union of Parishes of Querença, Tôr and Benafim in the Municipality of Loulé, the Parish of São Marcos da Serra in the Municipality of Silves, and the Parishes of Cachopo and Santa Catarina da Fontes do Bispo in the Municipality of Tavira

Areas for Golden Visa Real Estate Investment in 2022
Residential Purposes

  • The Investment in scientific research that is conducted by accredited institutions that are part of the national scientific and technological system also changes from €350,000.00 to a minimum amount of €500,000.00 (reduced to €400,000.00 if located in a "low density area").   
  • The Investment in units of Portugal-regulated funds dedicated to the capitalisation of companies, provided that the fund invests at least 60% in Portugal-registered businesses, and that the maturity of said units is no less than 5 years from the date they are bought, changes from €350,000.00 to a minimum amount of €500,000.00.
  • The Investment in setting up a Portuguese company that creates and keeps 5 new permanent jobs, or in increasing the share capital of an existing Portuguese company that creates or keeps at least 5 permanent jobs for a minimum period or 3 years, changes from €350,000.00 to a minimum amount of €500,000.00.


We stress that all the Golden Visa applications submitted until the 31st of December 2021 will benefit and be granted under the current rules, which means that the above mentioned changes will be applicable only to investors and their families who submit their application after the new Decree-Law comes into force. 

We remain available should you require any further information from us, and we would be keen in assisting you with your Golden Visa application in Portugal.

Portugal’s Golden Visa (ARI): Residence Permit for Investment Activity.
by Joana Loureiro Veríssimo 28 July 2025
Bringing children under Portugal’s ARI scheme is a strategic step that strengthens family unity while paving the way toward long-term citizenship and legal security.
This legal framework transposes the EU Free Movement Directive (Directive 2004/38/EC).
by Luís Maria Branco 24 July 2025
Portugal remains one of the EU’s most accessible and welcoming countries, consistently attracting foreign nationals who seek residency and a fresh start.
24 July 2025
A new National Unit for Foreigners and Borders (UNEF) has been created within the Public Security Police (PSP), taking over key responsibilities from the former SEF. UNEF will handle airport border control, visa issuance, foreign nationals oversight, and related operations.
by Danielle Avidago 18 July 2025
Danielle Avidago | Immigration Consultant
Short-term leases are lawful in Portugal if legal and factual rules are observed.
by Tomás Melo Ribeiro 17 July 2025
Due to stricter AL rules in urban Portugal, many owners now turn to short-term residential leases to earn legal rental income outside tourist accommodation laws.
On 16 July 2025, the Portuguese Parliament approved major changes to immigration law
16 July 2025
On 16 July 2025, the Portuguese Parliament approved major changes to the legal framework governing immigration (Law no. 23/2007). The reform ends the manifestação de interesse mechanism, tightens rules for job-seeker visas and family reunification, and sets a final deadline for transitional applications.
11 July 2025
The Portuguese Parliament has decided to postpone the vote on the proposed amendments to the Nationality Law until September 2025. The decision was taken in a meeting of the Committee on Constitutional Affairs, Rights, Freedoms and Guarantees, following pressure from several political parties who requested more time to assess the implications of the proposed reform. The delay allows for additional hearings with legal experts, immigrant associations and civil society representatives before a final vote is held in plenary session. The proposed reform introduces significant changes to the current legal framework for acquiring Portuguese nationality. Among the most impactful measures is the extension of the minimum legal residence period required before applying for naturalisation. Under the new proposal, this period would increase from the current five years to seven years for nationals of CPLP countries (Community of Portuguese Language Countries), and to ten years for applicants from all other countries. Another major change concerns the introduction of mechanisms to revoke Portuguese nationality . According to the proposal, naturalised citizens who are convicted of serious crimes — defined as those resulting in prison sentences of five years or more , within ten years of acquiring nationality — could see their Portuguese citizenship revoked by a court decision, based on a proposal from the Public Prosecutor’s Office. In addition, the reform would tighten the requirements for acquiring original Portuguese nationality through birth in Portugal. For children born in Portuguese territory to foreign parents, it would become mandatory that at least one parent has been residing legally in Portugal for a minimum of three years , instead of the current two years. Although the government initially intended to approve these changes before the summer recess, political consensus has not yet been reached. Left-wing parties have raised concerns regarding the constitutionality of retroactive revocation of nationality and the potential impact on the rights of long-term residents and immigrant communities in Portugal. In response, the parliamentary committee agreed to postpone the process and schedule a new round of expert hearings in early September. A final vote on the reform is now expected to take place later that month. Until then, the current version of the Nationality Law remains in force , including the five-year legal residence requirement for naturalisation. Applicants who meet this requirement and wish to apply under the current rules may still do so in the coming weeks.
Get a residence permit in Portugal via the EU Blue Card for skilled professionals.
by Sara Sbai Oliveira 11 July 2025
Law No. 53/2023 transposes the EU Blue Card Directive into Portuguese law, improving conditions for highly skilled non-EU nationals to live and work in the EU.
Portuguese law offers remedies, but claiming them requires legal and procedural know-how.
by Margarida Tempera 8 July 2025
Hiring a contractor in Portugal should be simple, but unmet terms can lead to financial loss and legal issues, especially for clients unfamiliar with local rules.
When an individual considers securing European citizenship, one country often stands out: Portugal.
by Danielle Avidago 7 July 2025
Portuguese nationality law requires more than just having a Portuguese spouse or grandparent—it also demands proof of a meaningful connection to Portuguese society.
More posts