Guide · 12 min read
Everything foreign buyers need to know — from getting your NIF to signing the final deed. No restrictions, no Golden Visa required, and you don't need to be there in person.
Key Takeaways
Yes — and without restrictions. Portugal imposes no limitations on foreign property ownership, and Madeira as an autonomous region follows the same rules. EU citizens, British nationals post-Brexit, Americans, Australians, and nationals of every other country can all buy freely. You do not need a visa, residency, or special permit to purchase.
The only prerequisite is a NIF (Número de Identificação Fiscal) — Portugal's tax identification number. You need this before signing any purchase contract. Everything else follows.
Your NIF is required before making an offer. You can obtain one:
Not legally required, but practically essential for managing the transaction and paying annual property taxes (IMI). Most sellers expect payment through Portuguese channels. Main options: Millennium BCP, Novo Banco, Caixa Geral de Depósitos. Can be opened remotely with some banks.
Primary portals: Idealista, Casa Sapo, OLX Imóveis. For buyer-side advisory — where someone is working for you, not the seller — that's what we do at Le Corbeau.
Verbal or via agent. No legal commitment at this stage. Negotiation in Madeira is common — 5–10% below asking is typical for motivated sellers, less so in high-demand Funchal.
The Contrato de Promessa de Compra e Venda is the binding contract. At signing, the buyer pays a deposit of 10–20%. This is legally binding: if you withdraw, you lose the deposit; if the seller withdraws, they pay you double. Due diligence should be complete before signing.
Your lawyer checks:
Signed at a Portuguese notary. The full purchase price is transferred, IMT and Stamp Duty are paid, and ownership is registered in your name. If you're not present, your lawyer signs under Power of Attorney.
| Cost | Rate | Example (€400K) |
|---|---|---|
| IMT (Transfer Tax) | 0–7.5% | ~€14,700 |
| Stamp Duty | 0.8% | €3,200 |
| Notary fees | ~1–1.5% | €4,000–€6,000 |
| Land Registry | ~0.3% | €1,200 |
| Solicitor | Fixed fee | €1,500–€3,000 |
| Total | ~6–10% | ~€24,600–€28,000 |
Use our IMT calculator for an exact figure based on your purchase price.
| Purchase Price | Rate (Primary Residence) | Rate (Investment / Non-resident) |
|---|---|---|
| Up to €97,064 | 0% | 1% |
| €97,064–€132,774 | 2% | 2% |
| €132,774–€181,034 | 5% | 5% |
| €181,034–€301,688 | 7% | 7% |
| €301,688–€578,598 | 6% | 6% |
| €578,598–€1,050,400 | 6% | 6% |
| Over €1,050,400 | 7.5% | 7.5% |
No. The entire process — from NIF application to signing the Escritura — can be handled remotely via Power of Attorney (Procuração). You appoint a Portuguese lawyer or solicitor who acts on your behalf for all legal steps. Many buyers from the UK, Germany, and the US complete purchases without ever setting foot in Madeira until after they own the property.
Madeira has 11 municipalities ranging from cosmopolitan Funchal to remote Porto Moniz. Budget, lifestyle, and investment goals all point to different areas. Use our area guide to compare all 11 municipalities, or ask Le Corbeau for a personalised recommendation.
Yes — with no restrictions whatsoever. Any nationality can buy freely. A NIF (Portuguese tax number) is the only prerequisite.
Typically 6–10% of purchase price: IMT (0–7.5%), Stamp Duty (0.8%), notary (~1–1.5%), registry (~0.3%), solicitor (€1,500–€3,000+).
6–12 weeks from accepted offer to completed deed, assuming no legal complications.
Yes. Power of Attorney lets a Portuguese lawyer complete the entire process on your behalf.
Not required. Cash purchases are common. If you want a mortgage, Portuguese banks lend to non-residents at 60–70% LTV.
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