Portugal D7 Visa: The Property Buyer's Path to Residency 2026
Quick Answer
The D7 (Passive Income Visa) is now the primary residency route for property buyers in Portugal after the Golden Visa real estate route closed in October 2023. Requirements: prove passive income of at least €820/month (Portugal's minimum wage × 1.5) and have a Portuguese address (owned or rented). You can reach permanent residency after 5 years and citizenship eligibility after 5 years. The key requirement: you must spend at least 183 days per year in Portugal — unlike the Golden Visa, you must actually live here.
D7 Visa Income Requirements
The core requirement is demonstrating sufficient passive income to support yourself in Portugal. AIMA (Agência para a Integração, Migrações e Asilo) uses Portugal's national minimum wage as the benchmark:
| Applicant Type | Monthly Income Required | Annual Equivalent |
|---|---|---|
| Single applicant | €820/month (minimum wage × 1) | €9,840/year |
| Spouse / dependent adult | +€246/month (30% of minimum wage) | +€2,952/year |
| Dependent child | +€246/month per child | +€2,952/year per child |
Note: Portuguese consulates apply discretion. Many require €1,200–€1,500/month for single applicants in practice, and some US consulates have been known to ask for higher amounts. Check current requirements with your specific consulate or a Portuguese immigration lawyer.
Qualifying Sources of Passive Income
The D7 was designed for passive income — income you do not actively work to generate. Qualifying sources include:
- Pension income (state pension, private pension, annuity) — the most straightforward qualifying income
- Rental income — including income from properties in your home country or from your Portuguese property
- Investment dividends and interest — from stocks, bonds, funds
- Capital gains — demonstrated passive income from portfolio management
- Remote work income — AIMA now accepts remote employment income, making the D7 a viable alternative to the Digital Nomad Visa for many applicants. The income source must be abroad (working for a non-Portuguese employer).
- Intellectual property royalties
You must demonstrate this income is reliable and will continue. Bank statements showing consistent deposits over 3–6 months, combined with pension award letters, dividend notices, or rental contracts, form the core documentation package.
The D7 Application Process Step by Step
Step 1: Gather Documents Before Applying
Before approaching the Portuguese consulate:
- Obtain your Portuguese NIF (Número de Identificação Fiscal) — you can get this remotely through a Portuguese lawyer/accountant via power of attorney, or in person at any Finanças office in Portugal
- Secure a Portuguese address: either a 12-month rental contract or property purchase documentation
- Compile income evidence: bank statements (6 months), pension letters, investment statements
- Obtain criminal background check (apostilled) from your home country
- Health insurance valid in Portugal until you are enrolled in the SNS (national health service)
Step 2: Apply at the Portuguese Consulate in Your Country
The D7 application starts at the Portuguese consulate with jurisdiction over your home region. Book an appointment (wait times vary: a few days to several weeks depending on the consulate). The consulate reviews your income documentation and issues a D7 Visa — initially valid for 4 months with 2 entries. This gives you time to travel to Portugal and register your residency.
Step 3: Enter Portugal and Register
Within the 4-month visa window:
- Travel to Portugal
- Register on the local municipality census (junta de freguesia)
- Book an appointment with AIMA to convert the visa into a residency permit
AIMA appointment waits in Lisbon and Porto are currently 2–4 months in 2026. Many applicants book the appointment before arriving in Portugal to minimize waiting time once they arrive.
Step 4: Receive Your Residency Permit
After your AIMA appointment and document verification, you receive a 2-year Autorização de Residência (residency permit). This is then renewable for two further periods of 2 years each (2+2), before you can apply for permanent residency or citizenship at the 5-year mark.
The 183-Day Requirement: What It Means in Practice
Unlike the Golden Visa (7–14 days/year minimum), the D7 requires genuine residency — at least 183 days per year in Portugal. In practical terms this means Portugal must be your primary country of residence. You can travel extensively, but Portugal must be your base.
This has important tax implications:
- Spending 183+ days in Portugal makes you a Portuguese tax resident
- As a Portuguese tax resident, you pay Portuguese IRS on worldwide income (top rate 48% + solidarity surcharge)
- Unless you qualify for the IFICI tax regime (NHR 2.0), which provides a 20% flat rate on qualifying Portuguese-source income and exemptions on foreign income
How Property Ownership Pairs with the D7
Buying property in Portugal serves two D7-related purposes:
- Proof of address: Property ownership satisfies the requirement to demonstrate a stable Portuguese address — more convincing than a short-term rental contract
- Income generation: If you rent out the Portuguese property (while residing elsewhere in Portugal), the rental income can count toward the D7 income threshold
Many applicants buy property first, establish rental income from it, and use that income to meet the D7 threshold. This effectively lets the property fund its own residency qualification.
| Feature | D7 Visa | Golden Visa (Fund Route) |
|---|---|---|
| Minimum investment | None (income proof only) | €500,000 |
| Minimum stay in Portugal | 183 days/year | 7–14 days/year |
| Tax residency triggered | Yes (183 days) | Usually not |
| Path to citizenship | 5 years | 5 years |
| Application cost | ~€2,000–€5,000 total | ~€10,000–€20,000 total |
| Real estate qualification | Address proof only | No (since Oct 2023) |
| Best for | Genuine residents, retirees | Investors wanting EU passport without living in PT |
Can remote workers qualify for the D7 in 2026?
Yes — AIMA now accepts remote employment income as a qualifying passive income source for the D7, provided the employer is based outside Portugal. This has made the D7 competitive with Portugal's separate Digital Nomad Visa for many remote workers. The D7 is preferable if you plan to stay in Portugal long-term and want the path to permanent residency and citizenship, while the Digital Nomad Visa is technically designed for shorter-term stays.
What happens if I don't spend 183 days in Portugal?
Failing to maintain the minimum stay requirement can jeopardize your residency permit renewal. AIMA can request proof of days spent in Portugal (entry/exit stamps, utility bills, medical records, bank transactions) at renewal time. Spending significantly fewer than 183 days/year risks having your renewal denied. If this is a concern, the fund-based Golden Visa (minimum 7–14 days/year) may be more appropriate for your lifestyle.
Can I include my spouse and children on my D7 application?
Yes. Family members can either apply simultaneously (as dependents on your application) or be added after you receive your residency permit via family reunification. Each dependent increases the income requirement by €246/month. Dependents receive residency permits of the same duration as the primary holder. Children under 18 generally do not need separate visas — they are covered under the family reunification umbrella. Children over 18 who are full-time students qualify as dependents.
Do I need private health insurance in Portugal under the D7?
You need valid health insurance at the time of visa application and until you are formally enrolled in Portugal's SNS (Serviço Nacional de Saúde — national health service). Once you register as a Portuguese resident and obtain your residence permit, you are entitled to register with the SNS and access public healthcare. The SNS provides universal coverage including GP, specialist, and hospital care. Most D7 applicants purchase a 1-year private health insurance policy for around €500–€1,200/year to satisfy the initial requirement, then transition to SNS supplemented by private insurance.