There is a great deal of backlash to the Golden Visa programs which were set up in Europe to boost foreign investment and skim more foreign money into government coffers. While it did result in some building and some influx, the impact has been wildly overstated.

Before I’m beset with angry residents, I’ll note that last year, there were 168,000 real estate transactions in Portugal, but there have been less than 10,200 golden visas granted via real estate purchase over nearly twelve years. That’s less than 850 real estate transactions year, on average, or around 0.5% compared to the 168,000 last year.

There are, I’m sure, edge cases where a large residential building was bought, renovated, and then resold mostly to foreign investors- I’ve seen the ads. But as a driver of housing rents I’m skeptical that such a low volume has been the primary driver of rent inflation. I’m seeing ridiculous rents everywhere, and I think it’s a combination of Airbnb-style landlords snatching up inventory for short term rental income (which no private renter can afford nor private buyer/homeowner compete) as well as the condo-bros leveraging their way into tens of hundreds of units for the passive income fad that has swept most of the western world.

It is probably a combination of wealthy foreign migrants and overtourism.

Portugal had been pushing visas for remote workers around Covid similar to how a lot of poorer cities and states have been pushing for remote workers to move in. Apparently it has been very successful, causing people to get pushed of Lisbon's city center.

Portugal has also been selling itself as a way to get a cheap European vacation in the USA, which has also helped. I know United Airlines opened up a lot of flights from Newark to various Portuguese cities. Porto has become swamped with AirBnB's as the city shifts to a tourism economy.

Given that Portugal has economic statistics similar to Eastern Europe, I can see this pushing out Portuguese from their cities and into Newark.