Same properties, same title, different currency
Everything on our portfolio can be bought with euros or other fiat currencies as well as with digital assets. For many international buyers fiat is the natural route, so here is what a purchase in Portugal or Spain actually costs and how it flows. We deliberately do not quote tax rates or percentages here: they vary by property, region and personal circumstances, and they change over time. Use the official sources below and confirm everything with a lawyer before you commit.
Portugal: the main costs
A purchase in Portugal typically involves the items below. The tax authority publishes the rules, and the Portal das Finanças offers official simulators.
- IMT (property transfer tax): paid on purchase; it depends on the price, the location and whether the home will be your permanent residence.
- Stamp duty (Imposto do Selo) on the purchase.
- Notary, registry and legal fees.
- Annual IMI (municipal property tax), set by each municipality.
Spain: the main costs
In Spain the items are similar, but the details depend on the autonomous community. Check the regional tax agency and the Agencia Tributaria.
- Resale properties: transfer tax (ITP), set by each autonomous community.
- New builds: VAT (IVA) plus stamp duty (AJD).
- Notary, registry and gestor fees.
- Annual taxes: local property tax (IBI) and, for non-residents, the property-ownership rules that apply to them.
How the money flows
Step 1: Tax number and bank account
Portugal needs a NIF and Spain a NIE. Many buyers also open a local bank account to simplify payments and annual taxes.
Step 2: Reservation and promissory contract
In Portugal this is usually a promissory contract (CPCV) with a deposit. In Spain a reservation is followed by a private purchase contract, also with a deposit. The amount is negotiated and written into the contract, so have a lawyer review it before you sign.
Step 3: Proof of funds
Banks and notaries will ask for the source of funds, typically bank statements and documentation of the origin of the money.
Step 4: Currency conversion
If you hold USD, GBP or another currency, compare your bank's rate with a specialist FX provider. On large sums even small differences add up, and you can often fix a rate in advance.
Step 5: Deed and registration
Payment and signing happen at the notary, followed by registration in your name.
Financing as a non-resident
Banks in both countries lend to non-residents, usually on stricter conditions and with more documentation on income and assets than for residents. Terms and eligibility change, so ask several banks or a mortgage broker for current offers rather than relying on headlines.
A note on residency and visas
The real-estate route to a Golden Visa has been closed in Portugal since 2023 and in Spain since 2025. Buying property no longer grants residency by itself in either country, so plan visas separately.
Fiat or digital assets: the framework is the same
The legal and tax framework for the property is identical either way. The only difference is how the funds are delivered and documented. If you hold both, we can help you structure a purchase that uses each where it makes the most sense.
Next step
Share your target budget and region and we will outline the full cost on a specific property. This article is general information, not legal or tax advice.