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Renovating a house in Portugal: Costs, permits, and more (US guide)
From rustic villas to beautiful beachfront properties, Portugal has something for everyone. However, you’ll need to do your research before buying and renovating a house in Portugal.
We take a look at how to renovate your Portuguese property, including how to get planning permission and how much it costs to build your dream home abroad.
We'll also introduce the Wise account, which allows you to send, spend, and receive your money across the globe in over 40 currencies – all at the fair mid-market rate.
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Is it difficult to renovate a house in Portugal?
Renovating a house in Portugal can be a fun and exciting way to create your ideal European vacation home, but there are some things to consider.
You’ll need to think about planning permission regulations, property taxes, and how to secure funding for your project.
Let’s take a look at some of the pros and cons of renovating a house in Portugal.
| Pros | Cons |
|---|---|
| Buying property in Portugal is a lucrative investment opportunity. You can rent your renovated home to tourists or sell it for a profit | You’ll need to apply for Portuguese planning permission before starting your renovations, particularly if you intend to make external changes¹ |
| You may be able to access grants or tax incentives for your renovation project | It’s easy to go over budget – and you may encounter unforeseen problems once you get started |
| You can buy property in a range of coastal, country, and city locations across Portugal | It can be hard to manage a home renovation project from abroad |
Can a US citizen buy a house in Portugal to renovate?
Americans can buy a house in Portugal. Purchasing property in Portugal is a great investment if you want to rent out your home, especially if you intend to make upgrades to your property.
However, if you want to move to Portugal and live in your newly renovated house, you’ll need to look into your residency and visa options.
You can no longer qualify for Portugal’s Golden Visa by purchasing property, but there are several popular visa alternatives for foreigners looking to live abroad.²
What is the Portugal renovation grant?
Your renovation project may qualify for funding in Portugal. Local renovation grants encourage investors to revitalize old properties, improve energy efficiency, and support the local economy.
The National Fund for the Rehabilitation of Buildings (FNRE) supports buyers renovating old buildings in Portugal. You can access funds for structural renovations or improvements to living conditions, for example.
You can also apply for home renovation incentives from your local municipality. In some cases, you may be exempt from certain planning or property taxes.³
How much does it cost to renovate a house in Portugal?
House renovations in Portugal can cost a lot of money. You’ll need to think about material costs, labor costs, legal fees, and average prices in your location.
Let’s take a look at the price of some common renovations, such as flooring and roofing. These prices will differ depending on your project.
| Type | Cost |
|---|---|
| Roofing | Prices can range from 5000 EUR to 25,000 EUR for major roof repairs⁴ |
| Flooring | 500 EUR to 1000 EUR⁴ per m² |
| Plastering | 200 EUR to 400 EUR per m² for full wall replastering⁴ |
| New bathroom | 2500 EUR to 3500 EUR – if you need to move pipes, you may pay closer to 5000 EUR⁴ |
| New kitchen | 7000 EUR to 15,000 EUR for a full kitchen renovation⁴ |
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What to consider when renovating a house in Portugal
There are a few things to think about before renovating your Portuguese home. Let’s take a look at everything you need to know!
Is it a protected or listed building?
Portugal has many beautiful, historic countryside properties that offer a slow and mindful way of life. However, those buildings with particular historical or cultural significance often come with additional planning restrictions.
You’ll need to create a renovation plan that takes these restrictions into consideration. You may also need to seek special permission if your building is on protected land, such as a historic site or national park.
Consult experts from local heritage and environmental organizations for support, as they can help you get the necessary permits for your plans.¹
How does Portuguese planning permission work?
Planning permission rules and regulations differ by municipality, so you’ll need to check with your local authorities for what you can and can’t do to your property.
You’ll likely need planning permission to renovate the structure of your home, both internally and externally. This includes submitting plans to your local authorities for approval.
You’ll also need to register your completed work using a final habitation licence, known as a licença de utilização. This certifies that your property is fully compliant with local regulations.¹
How do property evaluations in Portugal work?
A property evaluation can help you check for any problems with your house – and you can avoid costly mistakes further down the line.
You can use the Royal Institution of Chartered Surveyors (RICS) in Portugal to find an experienced surveyor for your home inspection.⁵
You may also need a property survey if you want to get a mortgage in Portugal. This will ensure everything is up to code.
Do you have a renovation schedule in place?
Before starting your renovations, you’ll need to create a renovation schedule for your property. This will help you come up with a suitable timeline for your home improvements.
Your plan will include key tasks like getting materials, hiring a contractor, working with laborers, and completing each of your changes.
Do you hire contractors for home renovations in Portugal?
In most cases, you shouldn’t complete renovations yourself. It’s always best to work with an experienced contractor who can organize your project and provide you with expert support.
A contractor is an essential part of any renovation project. Your contractor will oversee the full construction process, including hiring laborers and sourcing the right materials.
Look out for contractors who are certified by the Instituto da Construção e do Imobiliário (InCI) in Portugal.¹
Do you have the right insurance?
Your contractor will need to take out insurance to cover non-contractual liability arising from construction activity. Their insurance will also need to cover labor accidents, automobile liability, and equipment.⁶
Speak to a Portuguese lawyer for more information about your contractor’s insurance obligations. You should only work with licensed contractors who have the appropriate insurance for your property work.
Do you have a contingency plan in place?
A contingency plan ensures you have enough money to complete your renovation project. Put aside funds to cover any unforeseen costs.
You may want to build an extra 25% to 30% into your renovation budget if you’re renovating an old or historic building.⁴ This can help you handle any problems that come up once you’ve started your work.
What do you do if something goes wrong?
If you encounter an issue during your Portuguese home renovation, speak to a lawyer as soon as possible. You may need support dealing with planning permission, for example, or incomplete renovations.
Are there fees and tax considerations for renovating a house in Portugal?
There are some additional costs to consider when renovating a house in Portugal. You’ll need to think about contractor fees and local taxes for your property project.
Permit and licensing fees in Portugal can range from 500 EUR to 3000 EUR, but this price may exceed 5000 EUR for historic or protected buildings. Contractors typically charge 20% to 40% overhead.⁴
You’ll also need to consider property taxes in Portugal. All buyers must pay property transfer tax, known as Imposto Municipal sobre as Transmissões Onerosas de Imóveis (IMT). Your tax rate will depend on property use, type, and location.⁷
You may be exempt from IMT and other property taxes if you meet certain renovation criteria. For example, if you purchase a property for rehabilitation with the intention of living there permanently.³
How long does it take to renovate a house in Portugal?
The amount of time it takes to renovate a house in Portugal will depend on the scale of your renovations. Fitting a new bathroom is likely to take longer than a paint job, for example.
Your renovations could take anywhere from a few months to up to 3 years. This includes time to get the right permits, hire a contractor, and complete construction.⁸
Portugal is an attractive location for foreigners to purchase property. You can renovate your Portuguese home to earn rental income or create a beautiful vacation spot for you and your family.
However, it’s important to be prepared. You’ll need to get the appropriate planning permission for your renovations – and you’ll need to work with experienced professionals to complete your project on time.
Make the most of initiatives like Portugal’s renovation tax incentives to save on costs and get started on your European adventure!
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- Your Overseas Home - How to renovate your home in Portugal in 2025
- Expatica - Buying property in Portugal as an American
- Supercasa - Support for home renovation
- Investropa - Portugal renovation costs
- Your Overseas Home - How to get a property survey in Portugal
- DLA Piper - Insurances: Portugal
- Maven Invest - A complete guide to Portuguese property taxes
- Portugal Property - Remodel quinta: budget and timeline 2025
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