The Portuguese Golden Visa was, for a decade, the most popular route for non-EU nationals to gain residency through property investment. Its termination in October 2023 sent shockwaves through the market, leaving many high-net-worth individuals and investors wondering if their dream of living in Lisbon was still attainable. The answer is a resounding yes. While the direct link between buying a house and getting a visa has been severed, several excellent Golden Visa alternatives in Lisbon, Portugal have come to the forefront. This guide is for the discerning buyer who still sees the immense value in Lisbon real estate and needs clear, expert guidance on the new pathways to residency.

Quick Answer

The property Golden Visa is finished. The best alternatives for property buyers seeking residency are the D7 Visa (for those with passive income) and the Digital Nomad Visa (for remote workers). Both require you to prove accommodation in Portugal, which can be a purchased property.

Key Facts

• The Golden Visa no longer accepts real estate investment as a qualifying option.
• The D7 'Passive Income' Visa is ideal for retirees or investors with stable income from pensions, rents, or dividends.
• The Digital Nomad (D8) Visa is for remote workers earning at least four times the Portuguese minimum wage.
• For both D7 and D8 visas, purchasing a property in Lisbon fulfills the mandatory accommodation requirement.
• Unlike the Golden Visa, both D7 and D8 visas require you to become a tax resident and spend significant time in Portugal.
• The Golden Visa program still exists for other investments, such as a €500,000 contribution to investment funds.
• Expert international property lawyers are essential for navigating this new landscape.

Detailed Explanation

The D7 Passive Income Visa: The New Go-To for Investors and Retirees

The D7 Visa has emerged as the most popular of the Golden Visa alternatives in Lisbon, Portugal. It is designed for non-EU citizens who have a stable, recurring passive income. This is a perfect fit for retirees with pensions or investors with income from property rentals, financial investments, or intellectual property. According to information from Portugal's Ministry of Foreign Affairs, the minimum income requirement for 2025 is €820 per month for the main applicant. While there is no investment requirement, the D7 application mandates that you have secured accommodation in Portugal. This is where your property purchase comes in. Buying an apartment in Campo de Ourique or a villa in Oeiras provides you with the proof of address needed for the application, directly linking your property investment to your residency goal.

The Digital Nomad (D8) Visa: For the Modern Remote Worker

Recognizing the global shift to remote work, Portugal introduced the Digital Nomad Visa. This is an excellent option for non-EU citizens who can work remotely for foreign employers or clients. The key requirement is proof of income, which is substantially higher than the D7, set at a minimum of four times the Portuguese minimum wage (approximately €3,280/month as of 2025). Similar to the D7, a property purchase in Lisbon or its surroundings provides the necessary proof of lodging. This visa allows you to enjoy the incredible lifestyle of places like Cascais while maintaining your international career. It's a crucial distinction in the D7 vs digital nomad visa for property buyers debate.

The 'Other' Golden Visas: For High-Net-Worth Individuals

It is important to clarify that the Golden Visa program itself is not dead. As outlined by organizations like Global Citizen Solutions, it has simply pivoted away from real estate. For HNWIs who prioritize the program's key benefit—minimal physical presence requirements (averaging just 7 days a year)—it remains a powerful option. The most common route now is a €500,000 investment into a qualifying Portuguese investment fund. This path completely decouples your residency from your property ownership, allowing you to buy a luxury property in Lisbon for personal use without it being tied to your legal status.

Common Questions

How long does the D7 or D8 application process take?
Processing times can be lengthy, often ranging from 6 to 12 months in 2025. It is crucial to start the process well in advance with the help of an experienced immigration lawyer.

Can my family join me on a D7 or D8 visa?
Yes, both visas allow for family reunification, enabling you to bring your spouse, dependent children, and in some cases, dependent parents to live with you in Portugal.

Do these visas lead to citizenship?
Yes. After holding a temporary residence permit for five years (renewing it as required), you are eligible to apply for permanent residency and then Portuguese citizenship, provided you meet the requirements, including a basic Portuguese language test.

What This Means for Buyers

The post-Golden Visa landscape requires a clear strategy. Your path to residency is now determined by your income profile, not your property purchase.

• If you have stable passive income: The D7 visa is your most direct route. Focus on finding the right property for your lifestyle, knowing it will anchor your residency application.
• If you are a remote worker: The Digital Nomad visa is tailor-made for you. Ensure your income meets the threshold and find a home that suits your work-life needs.
• If you are a HNWI seeking flexibility: Consider the investment fund Golden Visa for residency, and purchase your Lisbon property as a separate, independent lifestyle and financial investment.

In all cases, the need for expert legal advice has never been greater. A mistake in your visa application can lead to costly delays or rejection.

Related Professionals in Lisbon

Successfully navigating the residency options in Lisbon after the Golden Visa requires a team of trusted professionals from our directory:

• Immigration & Real Estate Lawyers: This is your most critical partner. They will assess your eligibility, manage your visa application, and handle the property transaction. For urgent help, an initial legal consultation on Golden Visa alternatives is the first step.
• Tax Lawyers & Accountants: Once you have a residency path, these professionals will help you structure your finances to be tax-efficient in Portugal, advising on issues like the NHR or IFICI regimes.
• Real Estate Agents: With the legal strategy in place, our agents can help you find the perfect property that meets both your lifestyle desires and your visa application's accommodation requirement.

Update Log

November 20, 2025: Updated D7 and Digital Nomad monthly income requirements based on the 2025 Portuguese minimum wage figures.
July 5, 2025: Added clarification on the separation of property investment and residency for the current Golden Visa fund option.