Real estate marketing in Lisbon, for a market that now buys local
In the first quarter of 2026, buyers living in Portugal bought 95.3% of all homes, purchases from abroad fell 15.6%, and prices rose 17.9%, the fastest in INE's series. The golden visa no longer covers property. TERAMOK markets Lisbon developments for this market: Portuguese buyers for volume, buyers abroad for the top units, from one team and one project website.
Updated 8 October 2026 · reviewed by Kirill Samarits, Founder and CEO
Who bought homes in Portugal, Q1 2026
Gold: buyers living abroad, 4.7%, or 1,770 homes, down 15.6% in a year.
Average price paid in 2025, by where the buyer lives
Two buyers, two campaigns, one project
What each buyer types into Google in Portugal, what that tells you, and what we would build. Searches from Google's suggestions in Portugal, 8 October 2026.
The buyer who lives in Portugal
- empreendimentos lisboa 2026
- apartamentos novos lisboa t2
- casas novas lisboa benfica
Searches by typology (T1, T2, T3), by neighbourhood and by portal. They compare the monthly payment, not the view.
- Portuguese-language project site with prices by typology
- Neighbourhood pages: Benfica, Alta de Lisboa, Avenidas Novas
- Search and Meta campaigns around Lisbon, with fast replies
The buyer who lives abroad
- lisbon new developments
- english speaking real estate agents lisbon
- lisbon property for sale golden visa
Fewer than before, but buyers from outside the EU paid €470,277 on average in 2025, twice the local figure. They decide from a screen and need English answers on tax, residence and process.
- English site with a property tour from exterior to interior
- Monthly construction films for buyers who cannot visit
- Campaigns in the buyer countries, with honest residence answers
The day property stopped counting for Portugal's golden visa
Buyers still search "lisbon property for sale golden visa"
Law 56/2023 removed every real estate route from the golden visa. Buyers abroad still find old articles and ask. A Lisbon launch that answers plainly, on its own website, earns trust that competitors lose by staying vague. We write that page with your lawyer's review.
Source: Law 56/2023 (Mais Habitação), as summarised in 2026 guides. Not legal advice; confirm with AIMA or a Portuguese lawyer.
Lisbon still attracts the highest-value foreign buyers
Sources: Confidencial Imobiliário, via iberian.property; INE, via idealista.
What the numbers mean for a Lisbon launch
Portuguese first for volume
95.3% of homes in Portugal were bought by residents in Q1 2026. A Lisbon launch that speaks only English misses almost the whole market.
English for the top of the price list
Buyers from outside the EU paid €470,277 on average in 2025. The penthouses and larger units still need them.
Honest residence answers
Buyers still search "lisbon property for sale golden visa". The property route ended on 7 October 2023. Saying so plainly builds the trust that closes the sale.
Prices visible by typology
Lisbon buyers search T1, T2 and T3. A site that shows the price per typology wins the comparison with the portals.
What we have done for developers and buyers abroad
villas sold 70 days before completion
Luxury villa development in Europe, 2025, under NDA. $17M in sales closed by the developer's team.
leads a month at $72 each
Large mixed-use development in Europe, 2026, under NDA. 2M+ website visits.
international buyer leads a quarter
BUY GREECE®, our own venture for buyers abroad, named first in Google AI Mode for a company to buy in Greece.
Instagram followers, from 3,000
Loyal Group Realty, selling villas to buyers from abroad.
We have no published client in Portugal yet, and we would rather say so than borrow one. Every result, by client name.
Prices for Lisbon
Same published prices across Europe
- €3,000 to €5,000 for one to three projects
- €7,000 to €12,000 for four to eight projects
- From €15,000 for larger programmes
- Travel to Lisbon and Portuguese-language work scoped and priced in writing
Included
- Project website with prices by typology and a property tour
- Launch film and monthly construction films
- Campaigns for local buyers and for buyers abroad, ad budget separate with no markup
- SEO and AI search for the project name and buyer questions
Marketing imobiliário em Lisboa para promotores
No primeiro trimestre de 2026, os compradores residentes em Portugal compraram 95,3% das habitações e os preços subiram 17,9%, segundo o INE. Os compradores com residência fora da UE pagaram em média 470.277 € em 2025. A TERAMOK faz o marketing de empreendimentos em Lisboa para os dois públicos: compradores nacionais por tipologia e bairro, e compradores estrangeiros para as frações de maior valor, com site do projeto, filmes de obra e campanhas.
Questions about marketing in Lisbon
Who buys new homes in Lisbon now?
Mostly buyers who live in Portugal. In the first quarter of 2026, residents bought 35,975 homes, 95.3% of all transactions in Portugal, while purchases by buyers living abroad fell 15.6% to 1,770, according to INE as reported by idealista.
Do foreign buyers still matter for a Lisbon development?
Yes, for the higher-priced units. In 2025, buyers living outside the EU paid €470,277 on average, against €234,120 for buyers living in Portugal. Greater Lisbon took 22.2% of the value of all non-resident purchases in Portugal. In the first half of 2025, private foreign buyers from 52 countries bought 730 homes in Lisbon's rehabilitation area for €465.2 million.
Can buyers still get a Portuguese golden visa by buying property?
No. Law 56/2023 removed the real estate routes from the golden visa from 7 October 2023. Buyers can still buy property freely, but the purchase no longer supports a residence permit. Marketing should say this plainly; buyers should confirm the current rules with AIMA or a Portuguese lawyer.
How are Lisbon property prices moving?
Up. INE's house price index reached a four-quarter rate of change of 17.9% in the first quarter of 2026, the highest in the series, as reported by idealista.
How should a Lisbon development be marketed in 2026?
Portuguese first for volume, with prices by typology and neighbourhood pages; English for the top units, with a property tour, construction films and honest answers on residence. Both run from one project website and one campaign plan.
Does TERAMOK have clients in Portugal?
Not a published one yet, and we say so. Our proof comes from Greece and from buyers abroad: a villa development in Europe that sold 2 of 3 villas 70 days before completion, and BUY GREECE, which brings 1,500+ international buyer leads a quarter.
How much does real estate marketing cost in Lisbon?
TERAMOK uses the same published prices across Europe: €3,000 to €5,000 a month for one to three projects, €7,000 to €12,000 for four to eight, and from €15,000 above that. The ad budget is separate with no markup. Travel for shoots in Lisbon and Portuguese-language work are scoped and priced in writing.
Quem compra casa nova em Lisboa em 2026?
Sobretudo compradores residentes em Portugal: no primeiro trimestre de 2026 compraram 35.975 habitações, 95,3% do total, segundo o INE. Os compradores com residência fora da UE pagaram em média 470.277 € em 2025, o dobro dos residentes.
Ainda é possível obter o visto gold com a compra de imóveis?
Não. A Lei 56/2023 retirou as vias imobiliárias do visto gold a partir de 7 de outubro de 2023. A compra continua livre, mas já não dá direito a autorização de residência. Confirme as regras atuais junto da AIMA ou de um advogado.
Launching in Lisbon?
Tell us the project, the typologies and the buyers you need. On the first call we show you how both buyers search for it.
TERAMOK is a real estate marketing agency founded in 2019 in Glyfada, Athens, with an office in Chicago. One in-house team handles strategy, film, websites, social media, advertising, SEO and AI search for developers in Greece, Cyprus and Europe.