For several years, €350,000 was the best-known price tag in Portuguese residency by investment. It was the most used tier of the Portugal Golden Visa, and people still search for it every day. If you are one of them, you need a straight answer before you spend anything: the €350,000 property route closed in October 2023, and no property purchase at any price qualifies for a new Golden Visa today.
This guide explains what the €350,000 route was, why it ended, what replaced it, and how the Golden Visa works in 2026 — so you can judge any offer against the current rules instead of an old brochure.
What the €350,000 Route Was
The €350,000 threshold was the rehabilitation tier of the Golden Visa, officially the residence permit for investment activity (ARI). It covered the acquisition plus the refurbishment of a property at least 30 years old, or located in a designated urban regeneration area, with the purchase and the works together totalling at least €350,000. In a low-density municipality, the same route ran at €280,000.
It was popular for a simple reason: it cost far less than the standard €500,000 property tier, and it came with a tangible asset — often a historic building restored by a developer and offered as a finished home or hotel unit. From January 2022, residential purchases in Lisbon, Porto and coastal areas were already excluded, pushing the route towards commercial conversions, hotels and serviced apartments.
Why the €350,000 Route Ended
The Mais Habitação housing reform, Law 56/2023, came into force on 7 October 2023 and removed real estate from the Golden Visa entirely. It was not a suspension and it has not been reversed: direct purchases, rehabilitation projects at €350,000 and €280,000, the standard €500,000 purchase and even funds with property exposure were all removed for new applications. The law also bars qualifying investment from being directed at real estate indirectly, so a fund or structure cannot be used to turn a property deal back into a Golden Visa.
Permits already granted under the old routes were not cancelled, and their holders can still renew. But anyone offering you a €350,000 property purchase for a new Golden Visa in 2026 is describing a programme that ceased to exist in 2023. Check that before you pay a deposit or sign a contract.
What Qualifies for the Golden Visa in 2026
Five routes remain open to new applicants, and the investment must be kept for at least five years. The most popular is at least €500,000 in CMVM-regulated or venture capital funds registered in Portugal. The fund must have a maturity of at least five years, invest at least 60% in companies headquartered in Portugal, and have no link to residential property. It can be handled remotely.
The second route is scientific research: at least €500,000 into recognised universities, laboratories and research centres. The third is culture: at least €250,000 to support arts projects or restore Portugal’s historic heritage, with a lower threshold in sparsely populated regions. The fourth is job creation: at least 10 new jobs, with no separate investment required. The fifth is at least €500,000 in a new or existing Portuguese company, plus 5 jobs kept for at least 3 years.
Notably, the cheapest live route, culture at €250,000, now costs less than the old €350,000 property tier did. The focus has shifted from buying buildings to funding companies, science and culture — and every route requires documented proof of the lawful source of your funds.
Why the Programme Still Appeals to Investors
The Portugal golden visa 350000 route’s main attraction was never the building itself. It was the flexibility: you keep your residence permit by spending at least 7 days a year in Portugal, and at least 14 days during each subsequent two-year period, instead of relocating full-time. You are not tied to an employer, a passive income or a university, and unlike most residence permits, the Golden Visa does not restrict your right to work, run a business or be self-employed in Portugal.
Family is the other reason people choose it. Your spouse or partner and minor children can be included, and in some cases adult children and parents can join too if you can prove their financial dependence. Family members can also be added later through family reunification. Holders can travel freely in the Schengen Area, and after 5 years of lawful residence you can apply for permanent residence. Citizenship follows after 7 or 10 years, depending on your nationality, once you meet the language and integration requirements.
How to Apply, and What It Costs
Applying has four stages: preparing your documents, sorting out tax and financial matters, finalising the investment, and submitting through AIMA, Portugal’s Agency for Integration, Migration and Asylum. You will need a valid passport, proof of the lawful source of funds, tax and financial documents, a certificate of no criminal record, and documents for any family members. You will also need a Portuguese tax number (NIF) and a local bank account before the funds can be transferred.
Government fees are €632.10 for processing the main applicant’s application and €85–90 for each family member, plus €6,314.20 per person for the first residence permit and €3,157.80 per person for each renewal. The decision takes approximately 8 to 18 months. The first permit is valid for 2 years and can be renewed without limit as long as the investment is maintained. Remember: you cannot sell or withdraw the investment before permanent residence or citizenship, or your permit will be revoked.
How Relocate Europe Can Help
Relocate Europe’s specialists guide investors through the current rules rather than the old ones: choosing the qualifying route that fits your budget and goals, checking that a fund or project genuinely meets the ARI requirements, preparing the document package, and supporting the application through AIMA. If you need advice on a specific situation, or want to check whether an offer you have received still qualifies in 2026, contact their team before committing any money.
Final Thoughts
The €350,000 Golden Visa was a good deal while it lasted, and it is easy to see why people still look for it. But the rules changed in October 2023, and the route forward runs through funds, research, culture or jobs — not property. Check any offer against the current list, keep your investment for the full five years, and get advice before you sign. Portugal still offers one of Europe’s most flexible residence-by-investment programmes; it simply rewards a different kind of investment now.