Glossary
Key terms for emigrating
ADSE (Public Employee Health Insurance)
A supplementary health insurance system for Portuguese civil servants and their family members. ADSE covers part of the costs for private hospitals, dentists and specialists. It is one of the better health insurances in Portugal.
Alvará (License/Permit)
A building or business permit in Portugal. An Alvará de Construção is needed for renovations, while an Alvará Comercial is required for starting a business. The application procedure runs through the Câmara Municipal.
Anti-squat (Property Guardianship)
A temporary living arrangement where you occupy a vacant property to prevent squatting. Anti-squat is cheaper than regular rent (often €200-€500/month) but offers fewer rights and security. The notice period is usually only 28 days.
Atestado de Residência (Proof of Residence)
An official proof of residence, issued by the Junta de Freguesia. You need this document for various administrative matters, such as applying for a residence permit or registering with the tax authority.
Atestado Médico (Medical Certificate)
A medical certificate needed for various official procedures in Portugal, such as exchanging your driving license, applying for certain professional licenses or sports. The examination takes place with a certified doctor.
Security Deposit
A sum of money you pay when signing the lease as security for the landlord. The deposit is usually 1-3 months' rent. When you leave the property in good condition, you get the deposit back after departure. Have the condition of the property documented upon handover.
Caderneta Predial (Property Certificate)
The property ownership certificate issued by the Finanças. The Caderneta Predial contains the fiscal value (Valor Patrimonial Tributário) that determines your IMI tax. This document is essential for any property transaction.
Câmara Municipal (Town Hall)
The town hall or municipal government in Portugal. The Câmara Municipal is responsible for building permits, local taxes and municipal services. Comparable to the Dutch town hall.
Carta de Condução (Driving License)
The Portuguese driving license. EU licenses are valid for two years after settling, after which you must apply for a Portuguese license through the IMT. The exchange requires a medical examination (Atestado Médico) and a visit to the IMT office.
Cartão de Cidadão (Citizen Card)
The Portuguese identity card for Portuguese citizens. This document combines your ID, NIF, social security number and health card. As a foreigner, you use your TÃtulo de Residência instead.
Cartório Notarial (Notary Office)
The Portuguese notary office. A notary (notário) is involved in many official transactions in Portugal, including property transactions, wills and powers of attorney. Notarial deed costs vary by document type.
Centro de Saúde (Health Center)
A local health center within the Portuguese SNS system, comparable to a Dutch GP practice. Here you register as a patient, get assigned a family doctor and can visit for vaccinations, blood tests and primary care.
Certidão de Teor (Property Registry Extract)
An extract from the Portuguese property registry at the Conservatória. The Certidão de Teor shows who owns a property and whether there are mortgages or liens on it. Always check before purchasing a property.
International Veterinary Certificate
An official animal health certificate needed to bring your pet to Portugal. In addition to the EU pet passport and a valid rabies vaccination, your pet must have a microchip. The certificate must be issued within 10 days before departure.
Conservatória (Registry Office)
The Portuguese registry office for property and civil status. At the Conservatória, property transfers, marriages and births are registered. For property purchases, registration at the Conservatória do Registo Predial is mandatory.
CPCV (Promissory Purchase Agreement)
The preliminary purchase contract when buying property in Portugal. Upon signing you typically pay a 10-20% deposit (sinal). If the buyer withdraws, they lose the deposit; if the seller withdraws, they must repay double the amount.
Crédito Habitação (Mortgage)
A Portuguese mortgage for property purchase. Banks typically finance 70-80% of the appraisal value for non-residents and up to 90% for residents. Terms of 30-40 years are common, depending on your age.
D7 Visa (Passive Income Visa)
The D7 visa is intended for people with passive income, such as pension, rental income or investment returns. It is one of the most popular routes for Dutch emigrants to Portugal. You must demonstrate sufficient income to support yourself.
Digital Nomad Visa
A special visa for remote workers working for a foreign company from Portugal. You must demonstrate that you earn at least four times the Portuguese minimum wage. The visa is valid for one year and can be extended.
Diplomat Clause (Break Clause)
A clause in the rental contract allowing the landlord to reclaim the property for personal use, often after a minimum rental period. Originally intended for returning diplomats, but now also used by other landlords. Gives the tenant less security.
e-Fatura (Electronic Invoice)
The electronic invoice system of the Portuguese tax authority. Every purchase with your NIF is automatically registered in e-Fatura. By collecting receipts you can claim tax deductions on your annual IRS return.
Empreiteiro (Contractor)
A contractor or builder in Portugal. Finding a reliable Empreiteiro is one of the biggest challenges with renovations. Always ask for references, a written quote and verify that the company is registered.
Energy Label
A mandatory label (A++++ to G) indicating the energy efficiency of a property. The energy label affects the points system and thereby the maximum rent. When renting, the landlord is required to provide a valid energy label.
Escola Internacional (International School)
An international school in Portugal offering education in English or another international language. Popular with emigrant families for a smooth transition. Tuition ranges from €5,000 to €20,000 per year depending on the school.
Escritura (Deed)
The official notarial deed that formalizes the property transfer. The Escritura is signed at a notary or at the Finanças office. This is the definitive moment when you become the owner of your Portuguese property.
Finanças (Tax Authority)
The Portuguese tax authority, officially Autoridade Tributária e Aduaneira. At the Finanças you arrange your NIF, file tax returns and resolve fiscal matters. Much can be handled online via the Portal das Finanças.
Funda (Housing Platform)
The largest housing platform in the Netherlands for buying and renting. On Funda you mainly find listings from real estate agents and professional landlords. Properties go fast, so set up a search alert to be the first to respond.
Reporting Defects
As a tenant you must report maintenance defects in writing to the landlord. If the landlord does not respond within 6 weeks, you can go to the Huurcommissie for a rent reduction. Always document defects with photos and keep copies of correspondence.
Municipal Registration
The mandatory registration at the municipality (BRP) when you move to a new property. Without municipal registration you cannot apply for rent allowance, take out Dutch health insurance and you lose certain rights. Bring your rental agreement and ID.
Golden Visa (Investment Residence Permit)
A residence permit based on investment in Portugal. Since 2023, real estate investment is excluded, but investments in funds, cultural heritage or scientific research still qualify. The minimum investment amount varies by category.
HPP (Primary Residence)
The designation for your permanent own residence in Portugal. HPP status is important for various tax benefits, including IMT exemption on purchase and a reduced IMI rate. You must register your fiscal address at this address.
Hospitaverhuur (Live-in Landlord Rental)
A rental arrangement where you rent a room in the home of a landlord who also lives there. With hospitaverhuur there is a 9-month trial period during which the landlord can terminate without reason. After that, normal tenant protection rules apply.
HousingAnywhere
An international platform for temporary rentals, originally founded in the Netherlands. HousingAnywhere targets students, expats and young professionals looking for short to medium-term housing. Payments are processed securely through the platform.
Tenant Protection
The set of legal rules protecting tenants against unjustified lease termination. In the Netherlands a landlord cannot simply terminate a lease; legal grounds are required. Full tenant protection applies to indefinite-term contracts.
Huurcommissie (Rent Tribunal)
An independent government body that handles disputes between tenants and landlords. The Huurcommissie can assess rent prices, judge maintenance issues and evaluate service charges. Filing a case costs €25 for tenants.
Rental Agreement (Lease)
The legal document that records the agreements between tenant and landlord. A rental agreement contains the rent price, notice period, deposit and house rules. Always read the full contract before signing and watch for clauses about rent increases and subletting.
Rent Price Check
An online tool from the Huurcommissie to check whether your rent is reasonable based on the points system. If your rent is too high, you can request a rent reduction from the Huurcommissie within 6 months of the start of the lease.
Huurtoeslag (Rent Allowance)
A monthly financial contribution from the government for tenants with a low income. Huurtoeslag is applied for through the Tax Authority/Benefits. You qualify if your rent, income and assets fall below certain limits.
Rent Increase
The annual increase in rent. For social housing, the maximum rent increase is legally determined (inflation + potential surcharge). In the private sector, the landlord may increase rent per the contract, provided it is reasonable. You can object at the Huurcommissie.
IFICI (Tax Incentive for Research and Innovation)
The successor to the popular NHR regime since 2024. IFICI offers tax benefits for new tax residents working in science, innovation or certain professions. The regime offers a flat rate of 20% on certain income for 10 years.
IMI (Municipal Property Tax)
Portuguese municipal property tax, comparable to Dutch OZB. IMI is levied annually based on the fiscal value of your property. Rates vary per municipality between 0.3% and 0.45%.
IMT (Property Transfer Tax)
Portuguese property transfer tax when purchasing real estate. The rate varies from 0% to 7.5% depending on the purchase price and property type. Lower rates and exemptions apply for your permanent residence (HPP).
IMT (Mobility and Transport Institute)
The Portuguese institute for mobility and transport. IMT is responsible for driving licenses, vehicle registration and transport regulations. Here you exchange your Dutch driving license for a Portuguese one.
Income Requirement
The minimum income requirement set by landlords. In the private sector your gross income often needs to be 3-4x the monthly rent. Landlords ask for pay slips, employer statements or annual statements as proof. Without a permanent contract this can be an obstacle.
Income Statement
A statement of your income, often issued by the Tax Authority or an accountant. For social housing you need an income statement from the Tax Authority via MijnOverheid. This document shows your aggregate income from the previous year.
IPO (Mandatory Vehicle Inspection)
The mandatory periodic vehicle inspection in Portugal, comparable to the Dutch APK. Vehicles must be inspected for the first time after 4 years and then every 2 years (annually after 8 years). You can book an IPO center online.
IRC (Corporate Income Tax)
Portuguese corporate income tax. The standard rate is 21%, with a reduced rate for small and medium enterprises. When starting a business in Portugal, knowledge of IRC regulations is essential for financial planning.
IRS (Personal Income Tax)
Portuguese personal income tax. The IRS return is filed annually between April and June. Rates range from 14.5% to 48% depending on income. Tax residents must declare their worldwide income.
ISV (Vehicle Registration Tax)
Tax when registering or importing a vehicle in Portugal. The ISV amount can be substantial, especially for older or polluting vehicles. EU citizens who relocate may be eligible for exemption under certain conditions.
IUC (Vehicle Circulation Tax)
Portuguese annual vehicle circulation tax. The IUC amount depends on engine displacement, CO2 emissions and the year of manufacture. Payment is made through the Portal das Finanças or Multibanco.
Junta de Freguesia (Parish Council)
The local administrative body at neighborhood level, comparable to a Dutch district council. At the Junta de Freguesia you can request an Atestado de Residência (proof of residence) among other things. It is often your first point of contact for local matters.
Base Rent (Cold Rent)
The rent excluding service charges, gas, water and electricity. The base rent is the amount on which rent protection applies and which the Huurcommissie uses for calculations. Note the difference between base rent and total monthly costs when comparing properties.
Kamernet (Room Rental Platform)
A paid platform for searching rooms, studios and apartments in the Netherlands. Kamernet is popular among students and young professionals. A premium subscription (approx. €34/month) gives you first access to new listings.
Tight Rental Market
A rental market with more demand than supply, leading to high rents and heavy competition. In the Netherlands the rental market is particularly tight in the Randstad, university cities and popular expat locations. Speed in responding is essential.
Liberalization Threshold
The rent threshold that determines whether a property falls in the social or private sector. In 2024 this threshold is €879.66 per month. Properties with rent below this limit have more tenant protection and fall under the points system.
Licença de Construção (Building Permit)
A building permit needed for new construction or major renovations in Portugal. The application goes through the Câmara Municipal and the process can take 3-12 months. For minor renovations, a Comunicação Prévia is often sufficient.
Licença de Utilização (Usage License)
The usage permit indicating what a building may be used for (residential, commercial, mixed). Without a valid Licença de Utilização you cannot sign an Escritura. Always verify this before purchasing a property.
Pay Slip
A monthly overview of your salary with gross/net amounts, taxes and deductions. Landlords usually request the last 3 pay slips. As a freelancer, you use annual statements or an accountant's statement instead.
Mais-Valias (Capital Gains)
Capital gains tax in Portugal, applicable to property sales and shares among others. For property, 50% of the gain is taxed at your IRS rate. Reinvestment in a new residence within the EU may provide an exemption.
Maximum Rent Price
The highest permitted rent for a property based on the points system. If your base rent exceeds the maximum rent, you can ask the Huurcommissie for a rent reduction. This applies to properties below the liberalization threshold.
MB Way
The most popular mobile payment app in Portugal, linked to your bank account via Multibanco. With MB Way you can make contactless payments in stores, online purchases and transfer money to other users. Virtually every store in Portugal accepts MB Way.
Mediador Imobiliário (Real Estate Agent)
A licensed real estate agent in Portugal. Agents must be registered with IMPIC and have an AMI license number. The brokerage fee is typically 5% + VAT and is usually paid by the seller.
Médico de FamÃlia (Family Doctor)
Your regular family doctor within the Portuguese health system. The Médico de FamÃlia is your first point of contact for medical complaints and refers you to specialists when needed. Not all regions have sufficient family doctors available.
MEO (Telecom Provider)
One of the three major Portuguese telecom companies (alongside NOS and Vodafone). MEO offers internet, television and mobile subscriptions. In many regions MEO provides fiber (fibra) with speeds up to 1 Gbps.
Mid-range Rental
Rental properties in the segment between social housing and expensive private sector, with rents of approximately €880-€1,100 per month. The government stimulates construction of mid-range housing to close the housing market gap. More municipalities are creating mid-range rental regulations.
Multibanco
The Portuguese payment network and ATM system. Multibanco is not only used for cash withdrawals, but also for paying bills, taxes and even concert tickets. It is an essential part of daily life in Portugal.
Fake Landlord
A scammer posing as the landlord of a property that is not theirs. Fake landlords use photos of real properties and ask for deposits or rent in advance. Always verify ownership through the Kadaster and do a viewing on location yourself.
NHR (Non-Habitual Resident)
The former tax regime for non-habitual residents, replaced by IFICI in 2024. NHR offered a flat rate of 20% on Portuguese income and exemptions on foreign income. Existing NHR holders retain their benefits until the end of the 10-year period.
NIB / IBAN
The Portuguese bank account number. NIB is the local format, IBAN is the European one. For international transfers you always use the IBAN number. All Portuguese banks support SEPA payments.
NIF (Tax Identification Number)
The Portuguese tax identification number, comparable to the Dutch BSN. Your NIF is required for virtually all official transactions in Portugal, from opening a bank account to buying a house. Without a NIF, you can practically arrange nothing in Portugal.
NISS (Social Security Number)
The Portuguese social security number. You need your NISS if you plan to work in Portugal or start as a freelancer. It is also required for access to certain social benefits and allowances.
NOS (Telecom Provider)
One of the three major Portuguese telecom companies. NOS is particularly known for fiber internet and offers bundle packages with TV, internet and mobile. Customer service is available in Portuguese and sometimes English.
SNS User Number
Your personal patient number within the Portuguese national health system (SNS). You receive this number when registering at a Centro de Saúde and it is needed for all medical appointments and prescriptions within the public system.
Subletting Prohibition
A clause in the rental contract that prohibits (partially) subletting the property without the landlord's consent. Subletting without permission can lead to termination of the lease. Always check your contract before letting someone move in.
Notice Period
The period within which you must give notice of termination. For tenants, the notice period is usually one month (effective the first of the month). Landlords must observe a longer notice period depending on tenancy duration: 3-6 months.
Pararius (Rental Platform)
A major online platform specifically focused on rental properties in the Netherlands, especially in the private sector. Pararius is popular with expats and offers an English interface. Real estate agents list their rental properties here; private listings are limited.
Portal das Finanças (Tax Portal)
The online portal of the Portuguese tax authority. Through the Portal das Finanças you file tax returns, manage your e-Fatura receipts and handle fiscal matters. Access requires your NIF and a password you can request at the Finanças.
Procuração (Power of Attorney)
A notarial power of attorney authorizing someone else to act on your behalf in Portugal. Useful when you still live in the Netherlands but need to arrange things in Portugal, such as buying a property or applying for a NIF.
Propinas (University Tuition Fees)
Tuition fees at Portuguese universities. Bachelor program costs are around €700-€1,100 per year for EU students, significantly lower than in many other European countries. Master programs cost slightly more.
Points System (Housing Valuation)
The Housing Valuation System (WWS) determines the maximum rent for social housing based on points. Points are awarded for surface area, facilities, energy label and WOZ value. With fewer than 142 points, the property falls in the social sector.
SEF/AIMA (Immigration Service)
The former Portuguese immigration service SEF was replaced by AIMA in 2023 (Agency for Integration, Migration and Asylum). AIMA handles residence permits, visa applications and all immigration matters. Wait times can be long, so start your application early.
Seguro de Saúde (Health Insurance)
A private health insurance in Portugal. Many emigrants take out a Seguro de Saúde for faster access to specialists and private hospitals. Monthly premiums range from €30 to €200+ depending on age and coverage.
Seguro Multirriscos (Home Insurance)
A building and contents insurance for your Portuguese property. A Seguro Multirriscos is mandatory if you have a mortgage. The premium depends on the value of your property, location and chosen coverage.
Service Charges
Charges on top of the base rent for things like cleaning of common areas, elevator, and concierge. The landlord must provide an annual specification of service charges. Excessive service charges can be assessed by the Huurcommissie.
Key Handover
The moment you receive the keys to your rental property. During the key handover you create an inspection report with the landlord documenting the condition, meter readings and any defects. This report protects you against unjustified claims on the deposit when leaving.
SNS (National Health Service)
The national health system of Portugal. The SNS provides free or low-cost healthcare to all legal residents. After registration at your Centro de Saúde you receive a Número de Utente giving you access to public hospitals and family doctors.
Social Housing
A rental property with rent up to the liberalization threshold (€879.66 in 2024), rented out by a housing corporation. You are eligible for social housing if your household income falls below a certain limit. Waiting times can reach 10-15 years in major cities.
Ghost Listings (Fake Ads)
Fake property listings posted by scammers. Signs: too good to be true, landlord is abroad, advance payment requested without viewing. Always visit for a viewing and never pay before signing the contract.
Temporary Lease Agreement
A fixed-term lease agreement (maximum 2 years for independent dwellings). Upon expiration, the contract ends automatically. Since 2024, rules for temporary contracts have been tightened and they may only be offered under specific conditions.
TÃtulo de Residência (Residence Permit)
The Portuguese residence permit card, comparable to a Dutch residence permit. After approval of your visa application, you receive a TÃtulo de Residência allowing you to legally live and work in Portugal.
BRP Extract (Population Register)
An extract from the Municipal Personal Records Database. The BRP extract confirms your official residential address and personal details. Some landlords request this as proof of your current living situation. Can be requested at the municipality or via MijnOverheid.
Urgency Declaration
A declaration giving you priority when searching for social housing. Urgency is granted in emergency situations such as homelessness, medical necessity or domestic violence. Criteria and procedures vary by municipality.
USF (Family Health Unit)
A health unit that is part of a Centro de Saúde. USFs provide personalized care with a fixed team of family doctor, nurse and administrative staff. Registration at a USF guarantees continuity in your medical care.
Change of Address Notification
The official change of address you report to the municipality (within 5 days of moving) and PostNL. Registration at the new municipality is mandatory and necessary for rent allowance, voting rights and other government services.
VOI (Landlord Online Income Check)
A digital income check allowing landlords to verify tenant income through the Tax Authority. The VOI is more privacy-friendly than sharing pay slips, as only an approval or rejection is returned.
Advance Fee Fraud
A form of fraud where you are asked to transfer money before receiving the keys or signing the contract. Never pay rent or deposit without having signed the lease and received the keys. Preferably use the platform as intermediary.
Private Rental Sector
Rental properties with rent above the liberalization threshold. In the private sector there is no maximum rent and prices are market-based. You have less tenant protection than with social housing, but no waiting time or income limit.
Employer Statement
An official document from your employer confirming your employment, salary and contract type. The employer statement is one of the most important documents when renting in the private sector. Landlords use it to verify your ability to pay.
Housing Corporation
A non-commercial organization that builds, rents out and maintains social housing. Housing corporations are responsible for the vast majority of the social rental sector in the Netherlands. Well-known corporations include Ymere, De Alliantie and Vestia.
Housing Crisis
The structural shortage of available housing in the Netherlands. The housing crisis leads to long waiting lists for social housing, high rents in the private sector and intense competition during viewings. An estimated 400,000 homes are lacking.
WoningNet
The largest online platform for applying to social housing in the Netherlands. Through WoningNet you build up waiting time and respond to properties from participating corporations. In Amsterdam and surroundings, WoningNet registration is standard for social housing.
WOZ Value (Property Valuation)
The Valuation of Immovable Property Act (WOZ) determines the value of a property for tax purposes. The WOZ value affects the points system and thereby the maximum rent. As a tenant you can object to an excessively high WOZ value at the municipality.