How do I make rental payments in Portugal?

Unless stated in your contract, you can pay either by bank transfer or in cash. We always recommend paying via bank transfer to generate confirmations of your monthly payment.

What should I look for when viewing rental properties?

Pay attention to natural light, noise levels, the condition of the property, and any potential maintenance issues.

Can foreigners rent a house in Portugal?

Yes, of course! If you have a NIF you can do several financial and legal transactions in Portugal.

Is it necessary to speak Portuguese to rent a place in Portugal?

Not at all! Unless you want to be attentive to something specific, most Portuguese speak English.

Are there any increases in rental contracts in Portugal?

Typically, your rental contract specifies this. However, there are commonly annual raises in accordance with yearly inflation.

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Housing

OUR EXPERT

Written by

Brenda.L

After completing her higher education, Brenda joined AnchorLess in 2023. She is an expert on relocation issues in Europe.

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Table of contents

Understanding housing rental in Portugal as an expat
Registering rental contracts with Finanças as an expat
How is the rental market in Portugal for expats?
What is the process of renting in Portugal?
What are the benefits of renting in Portugal?
What are the types of rentals available?
How to find properties to rent in Portugal?
How are the rental costs and fees in Portugal?
What are the rental prices in Portugal?
How is the rental agreement in Portugal?
What if I want to rent out my property in Portugal?
Renting vocabulary in Portugal
How can AnchorLess help you with your rent in Portugal?

Rent in Portugal

Housing Portugal

Long Term Rental Portugal

Moving to Portugal

Monthly Rentals in Portugal

16/07/2024

Rent in Portugal: Expat Guide to Dos & Don'ts

Relocating to Portugal is exciting, but finding rent in Portugal can quickly become the most time-sensitive part of your move. In many cities and coastal hotspots, good listings move fast, competition is high, and landlords often expect your paperwork to be ready before they’ll take you seriously.

This guide is designed for immigrants moving to Portugal who want a clear, reliable path to securing housing in Portugal: without guessing, wasting weeks on dead-end listings, or signing a contract you later regret. You’ll learn how long-term rental in Portugal typically works, what “standard” requirements look like (including your NIF, identification, and proof of income), and how much you may need upfront (advance rent, deposit, and, in some cases, a guarantor or additional months paid in advance). We also break down the practical differences between short-term and long-term rentals, what is usually included (and what is not), and the questions that protect you from surprises, like hidden utility costs, poor insulation, or missing appliances.

By the end, you’ll have a straightforward checklist for renting in Portugal, the best places to search, and the essentials to negotiate confidently and sign a lease that supports your relocation plans.

Understanding housing rental in Portugal as an expat

Understanding housing rental in Portugal as an expat starts with one reality: the market is not “one Portugal.” Rent in Portugal shifts dramatically by region, and the gap is especially visible between high-demand hubs like Lisbon and Porto and more budget-friendly inland areas such as Alentejo or districts like Castelo Branco. In late 2025, idealista reported a new national record around €17/m², with demand staying strong in and around Lisbon even as many nearby municipalities exceed €1,000/month.

For immigrants moving to Portugal, renting is also an immigration and compliance step, not just a lifestyle choice. Recent guidance circulated by immigration lawyers indicates AIMA has tightened how it assesses proof of accommodation, typically expecting a long-term lease plus evidence that the contract is registered with Finanças, alongside an applicant declaration.

What expats consistently flag in community discussions is the practical friction: intense competition for good listings, requests for larger upfront payments if you don’t have a 'fiador', and “surprises” like cold, humid homes and winter mold in poorly insulated buildings.

If you anchor your plan on these four pillars: region pricing, AIMA-compliant paperwork, upfront cash requirements, and recognizing scams, you’ll set realistic expectations and avoid the most common expat missteps.

What are the best cities to rent in Portugal?

The best cities to rent in Portugal usually depend on your budget and lifestyle: cities like Lisbon and Porto offer the most jobs, services, and expat networks but tend to be pricier, while Coimbra is often a smart middle-ground with lower rent and a strong student/expat vibe.

Urban centers

Best for expats who want jobs, public transport, international schools, English-speaking services, and fast access to healthcare and airports.

Lisbon: the widest choice of neighborhoods, strongest expat network, and best transport connectivity. Expect the highest prices and the most competition for viewings and leases.
Almada: often a more cost-conscious alternative across the river from Lisbon, with improving connectivity (bridge/train/ferry options depending on area) and access to Lisbon’s job market.
Porto: a strong “big city” option with culture, universities, and solid infrastructure, usually more affordable than Lisbon while still very international.
Faro: the Algarve’s administrative hub with an airport and year-round services; good if you want city convenience plus beach access.
Braga: a growing northern city with a calmer pace and often better value than Lisbon/Porto, popular for families and those wanting a smaller urban feel.

Coastal towns

Best for lifestyle-first renters who want sea access, outdoor living, and a slower pace, like in Madeira, Azores or coastal areas in mainland Portugal, with the trade-off of seasonality and fewer long-term listings in some areas.

Algarve region: excellent climate and a large expat community. In some towns, long-term stock tightens in high season, and pricing varies sharply between beach-front hotspots and inland neighborhoods.
Silver Coast: typically more budget-friendly than Lisbon/Cascais with an Atlantic lifestyle; good for people who want coastal living without paying capital-city premiums.
Sesimbra and Setúbal areas: attractive if you want coastline and nature while staying within reach of Lisbon. Setúbal can feel more “working city” with practical services; Sesimbra is more resort-like and can be seasonal.

Interior

Best for renters prioritizing space, value, quieter communities, and a more local Portuguese experience, often at lower rent levels, with fewer English-first services.

Alentejo region: known for calm towns, space, and often better affordability; great if remote work or a slower pace is your priority.
Centro region: a broad middle zone with many smaller cities and towns, often good value and less pressure than Lisbon/Porto.
Viseu: frequently cited for quality of life and value, with a “livable city” scale rather than a tourist-heavy vibe.
Guimarães: historic, charming, and more affordable than Porto while remaining within reach of the north’s main services.
Bragança: one of the more affordable options, with a truly inland lifestyle, best if you’re comfortable with fewer expat-oriented services.
Coimbra: a classic “value + amenities” choice due to its university ecosystem; strong for students, researchers, and families who want a mid-sized city.

If your goal is to rent efficiently, choose the category first (urban vs coastal vs interior), then shortlist neighborhoods, because in Portugal, rent, comfort (insulation, damp), and even competition can change dramatically street to street.

Registering rental contracts with Finanças as an expat

When renting a property in Portugal, it is crucial to ensure that the rental contract is properly registered by the owner at Finanças (the Portuguese tax authority). This registration is a legal requirement and serves to protect both the tenant and the landlord.

If the contract is not registered, you may face significant challenges, such as being unable to use the rental agreement for Portuguese visa applications, AIMA process or to change your NIF address. Therefore, it's essential to be cautious with rental agreements and verify that the owner has fulfilled this registration requirement to avoid potential disputes or legal challenges.

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A local legal expert reviews your rental contract for unfair clauses, or anything else that could end up costing you more than expected.

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Reviewed by a Portuguese lawyer

Identification of unfair or illegal clauses

Verification that the lease is registered with Finanças

How is the rental market in Portugal for expats?

For expats, the rental market in Portugal is best described as high-demand, fast-moving, and highly regional, with rising prices in the main hubs, but still pockets of affordability if you choose your location strategically.

Prices have risen, especially in the last few years. Idealista reports rents were up +5.9% year-on-year in January 2024, and by October 2025 the national median hit a record of €17/m² (roughly €1,360 for an 80 m² apartment).
Demand concentrates in the obvious expat magnets. Lisbon, Porto, and many coastal areas attract the most international renters, which increases competition and reduces negotiation room. Meanwhile, inland districts and smaller cities can offer better value and less “rush.”
What expat communities repeatedly report (Reddit/Facebook) matches the data: desirable listings disappear quickly, some landlords ask for larger upfront payments when tenants lack a guarantor (fiador), and quality issues (cold homes, humidity/mold, poor insulation) are common surprises, so viewing, documentation, and due diligence matter as much as price.

Where this becomes especially important for immigrants is that renting is often part of your immigration compliance:

AIMA’s 2025 accommodation approach places more weight on formal, verifiable leases. A frequently cited interpretation from Portuguese law firms is that tenants may need to show (1) a lease agreement and (2) proof the lease is registered with Finanças, plus a signed declaration used at or before the appointment. In practice, expat groups often refer to the Finanças proof as the “Modelo 2” registration evidence.

Finally, 2026 IRS and rental-tax policy is relevant because it can influence landlord behavior and supply:

The Portuguese government has announced measures aimed at encouraging “moderate rents,” including reducing the autonomous IRS rate on rental income for moderate-value rents (from 25% to 10%) and increasing the IRS deduction limit for tenants’ rent to €900 in 2026 (and €1,000 in 2027). These incentives are explicitly framed as housing affordability measures.

In practical terms: expats should expect a competitive market in the main urban/coastal centers, a paperwork-driven application process (especially if you need the lease for AIMA), and better outcomes when they (1) choose location with supply in mind, (2) prepare documents up front (NIF, proof of income), and (3) verify contract registration and “what’s included” before paying anything.

What is the process of renting in Portugal?

Renting in Portugal usually follows a straightforward sequence of essential steps to settle: choose an area and budget, book viewings, submit your documents, and then sign rental contracts once approved.

Most leases are either a fixed-term contract (common for 1 year or more) or an open-ended agreement, and you should confirm the key contract terms before paying anything, rent amount, deposit/advance rent, duration, notice period, and what utilities or furniture are included.

Finally, ensure the legal requirements are met (typically a NIF, ID, and proof of income) so the lease is valid and usable for official processes.

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What are the benefits of renting in Portugal?

For many newcomers, the benefits of renting in Portugal come down to flexibility and fit. Renting lets you start living in Portugal quickly while you learn which neighborhoods match your routine, budget, and commute, without locking yourself into a long-term purchase. It’s also the best way to test your day-to-day experience of the country (noise levels, insulation, sunlight, transport, and seasonal changes) before committing to a permanent house.

From an expat guide perspective, renting also helps you plug into a community faster: you can choose areas with active expat networks, coworking scenes, schools, or family-friendly environments, and adjust later if your needs change. Finally, renting gives you direct access to Portugal’s strong quality of life, walkable neighborhoods, cafés, parks, beaches in many regions, and reliable local amenities like supermarkets, pharmacies, clinics, and public transport, depending on the city you choose.

We always recommend doing a scouting trip to ensure you are making the right decision for your move. It's a great opportunity to check which city or neighborhood fits you best.

What are the types of rentals available?

In Portugal, the most common types of rentals available include:

Long term rentals: typically 12 months or more, best for relocation and stable budgeting.
Short term rentals: flexible stays under a year, often used while you search for something permanent.
Vacation rentals: days to a few months, usually pricier in peak season and tourist zones.
Furnished rentals: move-in ready homes that include furniture (sometimes basic kitchen items), popular with expats.
Monthly rentals: 1–6 month options that sit between short stays and a full lease, useful for “testing” a city.
Co-housing / coliving: renting a private room (or small studio) with shared common areas; often includes utilities, cleaning, and community events, and can be a practical entry point if you’re new to the market.
Luxury homes for rent: premium apartments or villas (often in central Lisbon, Cascais, or Algarve hotspots), typically with higher deposits and stricter requirements.

How are properties categorized in Portugal?

In Portugal, properties fall into two main categories:

Apartments: Designated as (T)
Houses or Villas: Designated as (V)

For instance, a property with three rooms receives the designation T3 or V3. If it's a studio, should be T0 or V0.

The numbers always indicate the amount of bedrooms.

A few properties may show T/V 1+1 or T/V 2 + 1. Usually, the plus one indicates the transformation of a different room into another bedroom.

How to find properties to rent in Portugal?

There are several reliable ways to find property for rent in Portugal. The best approach is to combine broad market visibility (portals), local supply (Facebook/Portuguese classifieds), and risk-reduction (verified platforms or an agent), so you can secure a legitimate property to rent without wasting weeks on dead listings.

1) Start with the widest supply: online property portals

These sites give you the biggest volume of listings of Portugal property and the fastest sense of market pricing:

Idealista (largest mainstream portal)
Imovirtual
OLX
CustoJusto

How to use them effectively:

Set alerts by neighborhood, budget, and typology (T0/T1/T2).
Contact immediately and keep a short “renter profile” message ready (who you are, start date, income proof, NIF readiness).
Treat anything “too good for the area” as a red flag until verified.

2) Use “the Portuguese way”: Facebook groups + classifieds (best deals, higher risk)

If you want more local, direct-to-owner options, this is where many Portuguese residents search for real estate:

Facebook groups (city/neighborhood-specific rental groups)
OLX and CustoJusto again (strong local usage)

Important safety rules (especially for non-residents):

Do not send money before a viewing (in person or a verified video tour) and a signed contract.
Verify the identity of the landlord/representative and confirm the property exists.
Prefer bank transfers to the named contractual party only after paperwork is complete.

Scams run free on all the platforms (idealista included), but mainly in Facebook, Olx and CustoJusto. Be extra careful!

3) Choose “verified” expat-friendly platforms (less friction, fewer surprises)

These options are often simpler if you need a clean paper trail and want to reduce scam exposure:

Spotahome (verified listings with inspections/verification workflows)
HousingAnywhere (very common for expats and students; good for medium stays)
Uniplaces (popular for students and medium stays)
Flatio (often used for flexible monthly stays)
Blueground (corporate-style furnished apartments and clearer processes)

These are typically best for:

Monthly rentals while you arrive and house-hunt
People renting remotely who need structure and documentation
Anyone prioritizing speed and predictability over the lowest possible price

Housing Anywhere

HousingAnywhere, the international housing platform for mobile talents.

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4) Work with agencies when speed, language, or negotiation matters

If you prefer help with screening, scheduling, and paperwork, contact agent routes can save time:

RE/MAX
Century 21
ERA

When using an agent:

Ask upfront what documents the landlord will require (NIF, proof of income, guarantor/fiador, advance rent).
Confirm who pays fees (often the landlord, but clarify).
Insist that all promises (notice period, what’s included, repairs) are written into the lease.

5) Our recommended partners

Ukio (Lisbon): higher-end, serviced-style apartments.
De Brito Properties: support for foreign contracts and broker-assisted transactions (useful if you want guided due diligence).

A simple workflow that works

Shortlist areas + budget
Use online property portals for volume + Facebook for local leads
Schedule viewings quickly (video if you’re abroad)
Verify landlord + confirm what’s included (furniture, utilities, appliances, heating)
Sign the lease before paying anything substantial
Keep a folder ready: Valid ID, NIF (or proof you’re obtaining it), proof of income, references if available

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How are the rental costs and fees in Portugal?

Monthly rent

As in any other place, every month you must pay the rent, unless when contract is paid in full when signing the contract.

Payment period and value must be stated in the rental contract.

Guarantors and deposits

In Portugal, it is typical to pay rental deposits. Landlords typically anticipate a deposit equal to two months' rent. However, unlike legislation in other European countries, there are no set standards for how long landlords can keep your deposit.

In populated areas, it's common to see landlords and agencies requesting at least a 3-month deposit plus a guarantor. Usually, a guarantor is a Portuguese national with a solid income and tax return.

Utilities and internet

Unless stated in the contract agreement, utility bills are another cost in addition to your monthly rent.

When looking for a property, consider its energy efficiency score (A = best, F = worst), as well as the energy efficiency of your appliances, to ensure a lower energy bill.

Visa and residency requirements

Understanding the visa and residency requirements is crucial for a smooth move. Ensure you have all necessary documentation and a rental agreement according to the visa's requirements (12-month lease in most cases).

Closing the rental

Once you've found your ideal property, finalizing the rental involves signing the lease and setting your move-in date. Ensure you understand all terms and conditions before committing.

Ensure your rental contract matches your predicted arrival date in Portugal to comply with visa requirements.

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What are the rental prices in Portugal?

Rent in Portugal varies a lot by city, but the overall rental market has been trending upward.

Nationwide, Idealista reported the median reaching €17 per m2 in October 2025, meaning a typical 80 m2 flatwould cost about €1,360/month.
In Lisbon, prices are consistently at the top end: Global Property Guide cites asking rents around €20.5/m² in Lisbon (vs. €16.6/m² nationwide) based on Idealista-listed data.
Looking at what expats often budget for, Numbeo’s January 2026 user-reported figures put average rent in Lisbonfor a 1-bedroom in the city centre at roughly €1,376/month (with typical ranges shown on the same page).

In cost of living terms, housing is usually the biggest monthly variable, so choosing location (Lisbon/Porto/coast vs. inland) is often the most effective way to control your budget.

Below is a long-term rental price snapshot based on Idealista “Average price (€/m²)” for each location, converted into an estimated monthly rent for a typical 80 m² flat (€/m² × 80).

These are asking prices, so final rents can differ by neighbourhood, condition, and seasonality.

Location	Area type	Avg asking rent (€/m²)	Est. monthly rent for ~80 m²
Lisbon	Urban center	23.61	€1,889
Porto	Urban center	18.24	€1,459
Funchal (Madeira)	Island capital	18.88	€1,510
Lagos (Algarve)	Coastal town	17.37	€1,390
Tavira (Algarve)	Coastal town	14.40	€1,152
Coimbra	Centro	13.85	€1,108
Viseu	Centro	9.07	€726
Guimarães	Norte	11.83	€946
Viana do Castelo	Norte	10.72	€858

How is the rental agreement in Portugal?

House or Apartment rental agreement terms in Portugal

For expats renting in Portugal, a rental house or apartment contract agreement in Portugal must have some key elements.

Minimum lease duration is typically 1 year.
The annual rent increase is determined by the government toward the end of the year.
Landlords can only request up to 2 months' rent as a deposit.
The maximum advanced rent payment period is two months.

A 30-day minimum notice is required for any rent adjustments.

However, there have been a few reports of landlords requesting payments up to one year in advance.

Get your lease agreement reviewed in 48 hours

A local legal expert reviews your rental contract for unfair clauses, or anything else that could end up costing you more than expected.

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Reviewed by a Portuguese lawyer

Identification of unfair or illegal clauses

Verification that the lease is registered with Finanças

Main Components

Contract Duration

Initial term
Renewal conditions
Notice periods for termination

Financial Terms

Monthly rent amount
Payment due date
Deposit amount (usually between 1 or 3 months)
Utility responsibilities
Annual update conditions

Property Details

Complete address
Property description
Included furnishings/appliances
Parking/storage spaces

What documents are required for a rental agreement in Portugal as an expat?

Whether you are a landlord or a tenant, the documents you'll need as an expat for renting in Portugal are as it follows.

As a tenant, you'll need:

Your passport or valid ID
Portuguese Tax Number (NIF)
Recent pay slips (when requested)
Latest tax return (when requested)
Guarantor's ID and pay slips (when requested)

Your landlord must provide:

Property Registration (Caderneta Predial)
Housing License (Licença de Habitação)
Energy Certificate (Certificado Energético)
Building Registry Extract (Certidão de Teor)

Find a renting agreement template for houses in Portugal

A Portuguese rental house contract agreement template can be easily found on consumer websites, such as ComparaJá, but you can find the components needed to draft one below.

First Clause: Property Identification

Property details
Registration numbers
Housing license details

Second Clause: Purpose

Intended use (residential/commercial)
Occupancy limits

Third Clause: Duration

Start and end dates
Renewal terms

Fourth Clause: Financial Terms

Rent amount
Payment method
Deposit details
Advance payments

Fifth Clause: Utilities

Responsibility allocation (landlord or tenant)
Payment procedures

Sixth Clause: Subletting

Conditions and restrictions

Seventh Clause: Maintenance

Responsibilities
Repair procedures

Eighth Clause: Property Condition

Initial state
Maintenance obligations

Ninth Clause: Inventory

List of furnishings
Condition report

What if I want to rent out my property in Portugal?

If you're on the other side of the equation and looking to rent out your property in Portugal as an expat, there are several important legal and practical considerations to keep in mind.

For property owners, renting out your property in Portugal requires attention to legal requirements and tax obligations. Success in the Portuguese rental market often comes from understanding local regulations and maintaining clear communication with tenants.

Legal requirements

Registration

Register your contract with the tax authority within 30 days.
Submit through Portal das Finanças

Tax Obligations

Declare rental income
Issue monthly receipts
Pay relevant taxes

Property Standards

Valid Energy Certificate
Updated Housing License
Meet safety regulations

Documentation

Prepare all required property documents
Maintain inspection records
Keep maintenance logs

Keep attentive to the best practices

Screen tenants thoroughly
Use written contracts only.
Document the property's conditions.
Keep detailed records
Consider professional management (such as real estate agents or property management companies).

What are the fees or taxes to be paid to rent out your house in Portugal?

As a landlord, you have 30 days from the contract signing date to submit it to the Portuguese Tax Authority (Autoridade Tributária). You have two options to complete this registration:

In person at your local tax office (Finanças)
Online through the Tax Authority Portal (recommended)

If you choose to register online, here's the step-by-step process

Navigate to the "Arrendamento" (Rental) section
Select "Comunicar Início Contrato" (Communicate Contract Start)
Fill in the requested information:

Contract reference (your personal reference for the property)
Contract type (rental, subrental, or rental promise)
Purpose (permanent housing, non-permanent housing, or non-housing)
Start and end dates
Property details
Landlord and tenant information
Rent value and payment frequency

Click "Guardar rascunho" (Save draft).
Review all information
Submit the contract

Remember to keep the submission confirmation for your records.

After registration, you'll need to pay the stamp duty (Imposto de Selo), which is 10% of one month's rent, within 30 days of the lease start date.

Besides that, at your annual IRS declaration, you'll need to pay the rental taxes. For contracts for up to 5 years, the tax is 25%, and it progressively decreases for longer periods, with 5 to 10 years having a 15% tax, 10 to 20 with 10%, and over 20 years with 5%.

Renting vocabulary in Portugal

Portuguese Term	English Translation	Context/Usage
Minuta	Draft/Template	Standard contract template
Arrendamento	Rental/Lease	General term for renting
Senhorio/Senhoria	Landlord	Property owner
Inquilino	Tenant	Person renting the property
Fiador	Guarantor	Person guaranteeing rent payment
Caução	Security Deposit	Initial deposit to secure property
Renda	Rent	Monthly payment
Contrato de Arrendamento	Rental Agreement/Lease	Legal rental document
Prazo do Contrato	Contract Duration	Length of rental agreement
Recibo de Renda	Rent Receipt	Monthly payment proof
Despesas	Expenses/Bills	Additional costs
Condomínio	Building Management Fee	Common area maintenance fees
Obras	Renovations/Repairs	Property improvements
Recheio	Furnishings	Items included in rental
Licença de Habitação	Housing License	Property habitation permit
Caderneta Predial	Property Registration	Official property document
Certificado Energético	Energy Certificate	Energy efficiency rating
Rescisão de Contrato	Contract Termination	Ending the rental agreement
Pré-aviso	Notice Period	Required notification time
Estado de Conservação	State of Conservation	Property condition
Sublocação	Sublease	Renting to another tenant
Inventário	Inventory	List of included items
Taxas	Fees	Additional charges
IMI (Imposto Municipal sobre Imóveis)	Property Tax	Annual property tax
Declaração de IRS	Tax Return	Income tax declaration
Número de Contribuinte/NIF	Tax Number	Portuguese fiscal number
Comprovativo de Rendimentos	Proof of Income	Income documentation
Água	Water	Utility
Luz/Eletricidade	Electricity	Utility
Gás	Gas	Utility
Internet/Telecomunicações	Internet/Telecommunications	Communication services

Talk to an expert

Still unsure about renting in Portugal?

No worries, talk to one of our experts for free and we’ll help you figure it out.

How can AnchorLess help you with your rent in Portugal?

Our team is ready to guide you on where and how to find the place for your Portugal move.

Before finding your home, we are happy to help you with your NIF, in a simple and straightforward way.

After you take your time and find a place, our services include both a Rental Lease Review, with one of our Protuguese-bar associated lawyers, or with a Visa Dossier Review, ensuring all your documents are ready for your visa application.

Also if you need any files translated and notarized, AnchorLess has it covered for you!

Final thoughts

Renting a place in Portugal as a foreigner can be a smooth experience with the right preparation and knowledge.

By understanding the rental market, legal considerations, and cultural nuances, you can find a home that suits your needs and enjoy all that Portugal has to offer. Welcome to your new adventure in Portugal!

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