葡萄牙的“黄金签证”购房移民计划的成功——特别是申请门槛降低至35万欧元之后——极大地提振了房地产行业，将来可能会促进更多的房产销售。

葡萄牙降低黄金签证门槛 房产销售提振20%

国际销售网络雅典娜顾问公司（Athena Advisors）告诉海外房产新闻网站OPP. Today，受去年爆发的腐败丑闻影响，2015年，申请并获得葡萄牙黄金签证人数下滑。雅典娜顾问公司指出，申请并获得葡萄牙黄金签证人数已是西班牙的两倍，而且由于葡萄牙将黄金签证投资门槛降低了15万欧元，可能将进一步促进该地房地产销售增加20%。

其中，1957名中国人获得葡萄牙黄金签证，人数最多，其次是巴西人（87）、俄罗斯人（79）、南非人（60）和黎巴嫩人（36）。

雅典娜顾问公司合伙人尼古拉斯·利奇（Nicholas Leach）说，葡萄牙房产中介和开发商想要提高他们的业务就应该着眼于中国以及巴西、南非的买家，十之八九的买家可能都是中国投资者，而巴西和南非买家倾向于花更多的钱购买房产。

“中国是迄今为止葡萄牙黄金签证系统中最大的投资者；然而，尽管中国买家人数至少是其他国家买家的20倍，但他们的投资金额往往很少，基本接近之前申请黄金签证最低投资金额50万欧元。

“上周，一位南非投资者买了葡萄牙里斯本阿尔法马区一个9套公寓房产项目中的两层楼，共6套公寓，打算租出去。里斯本租金收益率很高，他希望在未来十年，房价升值，租金收益率能达到6%左右。”

利奇说，投资门槛降低可能会促使房地产销售上升20%，投资者可以进行小型房地产投资组合。“我预期投资门槛降低将使得房地产为导向的黄金签证需求上升20%左右。以前那些低于50万欧元的房产投资，只要符合新规，就可以申请获得黄金签证。同时，位于里斯本重建区域，地段好的公寓现价低于20万欧元，因此，对于那些原来投资金额未达到最低标准的投资者来说，他们可以建立小型房产投资组合。

“一些黄金签证的投资者已经开始注意里斯本北部的阿尔加维银海岸（Algarve and Silver Coast），但里斯本市中心仍是他们的主要目标，因为这里的房价和潜在的升值空间。这里的高端房产仅是伦敦和巴黎同类房产三分之一的价格，如果你看中的是市中心重建区域如摩拉维亚（Mouraria）地区的房产，房价可能更低。”

葡萄牙黄金签证可以让申根地区（非欧盟国家）以外的国家的公民获得葡萄牙居留许可，允许他们在申根地区自由行动。他们也可以申请家庭团聚，使他们的直系亲属也获得一个黄金签证。

五年后的投资者及他/她的直系亲属可以申请永久居留证。再一年后，投资者及他/她的直系亲属可以申请葡萄牙国籍，自动获得欧洲公民身份。

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Portugal’s lower Golden Visa limit ‘to boost property sales by 20%

The success of Portugal’s ‘Golden Visa’ property-for-residency scheme – particularly since it has lowered its entry point to €350,000 – has provided a welcome boost for the real estate sector and there could be more to come.

Even though there has been a falloff in Golden Visas completions in 2015 due to last year’s corruption scandal, international sales network, Athena Advisors tells OPP. Today the scheme, which has been twice as successful as its Spanish counterpart, could generate a further 20% boost in its property sales, thanks to the €150,000 reduction in the qualifying investment level.

Chinese continue to lead in the program in obtaining 1,957 Golden Visas, followed by Brazilians (87), Russians (79), South Africans (60) and Lebanese (36).

Portuguese agents and developers wanting to boost their business should set their sights on Chinese investors who may up around nine out of ten investors and Brazilian and South African buyers who tend to spend more on each property purchase, says Athena Advisors Partner Nicholas Leach.

“China is by far the biggest investor in Portugal's Golden Visa system; however, whilst Chinese buyers outstrip other nationalities by at least twenty to one, the amount they invest is often less, staying close to the previous minimum amount of €500,000.

 “Last week, a South African investor bought two floors of a project in the historic Alfama district. He bought six of nine apartments in total and intends to rent them out. Rental yields are strong in Lisbon and he's hoping for around 6%, supported by good capital growth over the next ten years.”

The new entry point is likely to see property sales rise by a fifth, says Mr Leach, and will allow investors to build up small property portfolios. “I expect it to boost the real estate led demand for Golden Visas by around 20%. Those that previously had less than €500,000 to invest can now make progress with their purchase, as long as it conforms to the new rules. Also, well located apartments in Lisbon's regeneration areas can be found from under €200,000 so investors will be able to create small portfolios for less than the original minimum investment amount.

“Some Golden Visa investors have looked to the Algarve and Silver Coast north of Lisbon, but Lisbon's city centre has been the main target due to the value and potential uplift. Prime properties here are a third of the price of their London and Paris equivalents, and if you look towards central regeneration areas like Mouraria there is even more value.”

A Portuguese Golden Visa allows nationals of countries outside the Schengen area (non-European Union nations) to acquire a residence permit in Portugal, allowing them to move freely in the Schengen area. They may also apply for 'family reunification', enabling their immediate family to also acquire a Golden Visa.

After five years the Investor and his/her immediate family may then apply for a permanent residence permit. Then a year later, the investor and his/her immediate family members may petition for Portuguese citizenship and automatically obtain European citizenship.