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Private Client Guide
The Private Guide to Establishing in Portugal.
A confidential briefing for international buyers, investors and families — on where to buy, how an acquisition actually runs, and how residency and tax intersect with the decision.
It is not a brochure. It is the orientation we would give a client at a first meeting, written down: the regional picture as we read it, the full cost stack, the residency routes as they now stand after the 2026 reform, and the questions that decide whether a Portuguese acquisition is the right move at all.
Who It Is For
Written for decisions that are often generational.
The guide is drawn from mandates across the GCC, Europe, the United States and Brazil — families acquiring a base, investors entering the market, and the advisers who act for them. It assumes a reader who is capable, busy, and unlikely to be persuaded by the marketing language this sector usually produces.
Much of what is published on Portugal is either promotional or out of date. Real estate stopped qualifying for the Golden Visa in 2023. The NHR tax regime closed at the end of 2024. Nationality law was rewritten in May 2026. A great deal of material still in circulation describes none of that correctly, and decisions made against it are expensive to unwind.
The guide's purpose is to let you arrive at a conversation already knowing what you are deciding — including, where it applies, that Portugal may not be the right answer for you.
What Is Inside
Six sections, in the order the decision actually unfolds.
I
Why Portugal, now
Safety, political and fiscal stability, and where private capital has actually been going — with the figures rather than the adjectives.
II
The regional landscape
Lisbon, Cascais, Comporta, the Arrábida, Porto, the Algarve, Tavira and Madeira — mapped to buyer profiles rather than listed, with the trade-offs each carries.
III
The acquisition process
NIF, banking, fiscal representation, promissory contract and deed — and the full cost stack, including the charges that do not appear on the asking price.
IV
Residency pathways
Golden Visa, D7, D8 and D2 compared on what each actually asks of you — presence, capital and tax consequence — including the 2026 nationality change and its unresolved transitional question.
V
Tax and structuring
An orientation on when Portuguese tax residence arises, what replaced NHR and who it actually reaches, and the questions to put to your own advisers before you commit.
VI
A coordinated model
Why a single point of coordination across brokerage, legal, tax and immigration protects your position — and where the gaps usually open when nobody holds the whole file.
Figures are current as at 2026 and the guide is revised as the law moves. Where a position is genuinely unresolved, it says so rather than resolving it in our own favour.
How Requests Are Handled
Reviewed individually, not sent automatically.
This is not an automated download. Each request is read, and the guide is sent where the enquiry is one we can genuinely assist with. Submitting your details does not oblige Luznur Capital to provide the document, and we would rather say so at the outset than imply otherwise.
Your details are used to respond to the request and are not sold, shared or added to a marketing list without your consent. Enquiries from advisers acting for a client are welcome, and are handled with the same discretion as the client's own.
If your question is specific rather than general, it may be quicker to ask it directly. We answer those as readily as we send the guide, and often more usefully.
Request the Guide
Tell us briefly what you are considering.
A line on what you have in mind — a base, an investment, a relocation, or a mandate you are advising on — lets us send the guide with anything else that bears on your position. Complete the form below.
Transparency · Confidentiality · Execution
The guide is provided for general orientation and does not constitute legal, tax, immigration or investment advice, and no advisory relationship arises from requesting or reading it. Luznur Capital is the commercial name of Lusomena Investments, Unipessoal Lda., a licensed real estate brokerage holding AMI 22354; it is not a law firm, immigration agency or tax practice. Legal, immigration and tax matters are handled by our regulated partner firms, who take professional responsibility for their advice.
Figures and requirements reflect the position as at 2026 and are subject to change. Portuguese residency, nationality and tax rules have been amended repeatedly and certain provisions await implementing regulation. Eligibility and timelines are confirmed case by case with our legal and tax partners.
Lusomena Investments, Unipessoal Lda. · AMI 22354 · info@luznurcapital.com
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