SE → PT
Acheter un bien au Portugal en tant que citoyen suédois
A Swedish buyer has full EU access to Portuguese property, but two tax developments specifically affect Swedes: NHR has closed to new arrivals, and Sweden terminated its tax treaty with Portugal — which removed the double-non-taxation that once made Portugal a magnet for Swedish pensioners. The property mechanics are otherwise straightforward.
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1. Free to buy and reside
As an EU citizen you buy Portuguese property without restriction and live there under freedom of movement. Get a Portuguese NIF (tax number) first; it is required to purchase, open a bank account or sign utility contracts.
2. The terminated Sweden–Portugal tax treaty
Sweden terminated its double-tax treaty with Portugal effective 2022, specifically because Portugal's NHR regime let Swedish occupational pensions go untaxed in both countries. With no treaty in force, Swedish-source pensions and some other income no longer enjoy treaty protection — meaning a Swedish retiree moving to Portugal today can face Swedish tax on those pensions regardless. Get current cross-border tax advice; the old 'tax-free pension in Portugal' story no longer holds.
3. NHR is closed to new arrivals
Independently of the treaty, Portugal's NHR regime stopped accepting new applicants at the end of 2023. The successor IFICI is limited to specific high-value professions. Most Swedish buyers should plan on standard Portuguese tax rates, not NHR.
4. Purchase taxes and annual costs
Expect IMT (progressive, up to ~7.5-8% at higher values), 0.8% IS stamp duty, and notary/registration — roughly 6-8% all-in on top of the price. Annual IMI (0.3-0.45% of rateable value) follows, plus the AIMI surcharge above €600k of Portuguese property value.
5. Mortgage and SEK→EUR exposure
Portuguese banks lend to EU non-residents at ~60-70% LTV in euros. Your krona income and deposit carry SEK→EUR risk across the purchase and the hold; many Swedish buyers fix the rate with a forward once the price is agreed and keep a euro account for IMI and condominium fees.
6. Algarve short-let (AL) licensing
Short-term tourist letting needs an Alojamento Local registration. 2024 rules re-opened AL in much of the country, but containment zones in parts of the Algarve, Lisbon and Porto still cap new licences and condominiums may object. Verify AL eligibility for the exact property before counting on rental income.
Questions fréquentes
Is my Swedish pension still tax-free if I move to Portugal?
No — that benefit relied on NHR plus the Sweden–Portugal tax treaty, and Sweden terminated that treaty in 2022 precisely to stop it. NHR is also closed to new arrivals. Take current cross-border advice before assuming any pension tax break.
Do I need a visa to buy or live in Portugal?
No. As a Swedish EU citizen you buy freely and reside under freedom of movement, registering locally. Property no longer qualifies for a golden visa, but you don't need one.
What are the buying costs?
Roughly 6-8% on top of the price: IMT transfer tax (progressive, up to ~7.5-8%), 0.8% stamp duty, and notary/registration. Then annual IMI, plus AIMI above €600k.
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