Portugal's Heaven Homes hub serves Lisbon, Porto, the Algarve, Madeira, the Azores, the Silver Coast and rural Alentejo. Median prices in 2026: Lisbon €5,200/m², Porto €3,400/m², Cascais €6,400/m², Algarve coast €3,800/m², Alentejo countryside from €1,200/m². Foreign buyers face zero ownership restrictions — only a NIF (taxpayer number) is required, which Heaven Homes secures through a local fiscal representative. The Golden Visa is alive but no longer accepts residential property (since Oct 2023); investment fund (€500k) and cultural-heritage routes remain. The popular NHR tax regime closed in 2024 — replaced by the more limited IFICI (Tax Incentive for Scientific Research and Innovation). The D7 (passive income) and D8 (digital nomad) visas continue to offer straightforward residency. Buying costs ~7-8%: IMT property transfer tax (progressive 1-7.5%), stamp duty 0.8%, notary/registry ~€1,000, legal 1%. Non-resident mortgages run 65-70% LTV at Euribor+1.5%. Investor markets: Lisbon long-let yields 4-5%, Porto 5-6%, Algarve short-let 7-10% (where AL licence is granted). Tenant law favours landlords post-2023 reform — fixed-term NRAU contracts standard. Luna AI flags every AL (short-let) listing's licence status and any condominium-vote restrictions.
