Royal Óbidos Spa & Golf Resort
Frequently asked questions
Royal Óbidos Spa & Golf Resort
Frequently asked questions
Destination Silver Coast
The Silver Coast (Região Oeste) is a delightful and exquisitely preserved area of Portugal. Blessed with
intense sunlight and a gentle climate, the countryside is a fertile green expanse dotted with white
villages. The local inhabitants have a long tradition of hospitality, and maintain strong ties to both the
land and sea.
The development of the Silver Coast has been powered by its proximity to Lisbon and its strategic location, close to other major urban centres. Easy access to Lisbon (45 minutes) and Porto (2.5 hours)
International Airports also facilitates connections between the region and the main urban centres in
Portugal and Europe. Óbidos is located about 80 km north of Lisbon and just a short drive from Caldas
da Rainha and Peniche.
Access to the Silver Coast is now rapid and straightforward, via the A8 motorway (Lisboa/Leiria),
(A17/A29 connecting to Porto), the A15 motorway (Óbidos/Santarém), and the IP6, A1 and A23 (the
latter connecting to Spain). Any trip within the region is now a comfortable and pleasant experience.
The Silver Coast encompasses several municipalities including Óbidos, where the Royal Óbidos Golf &
Spa Resort is located.
Destination Óbidos
Once a wedding present to a queen, the medieval town is one of the 7 wonders of Portugal, while
strolling through the town one encounters vestiges of different civilizations. From the hidden corners
and high walled gardens of the old medina area winding cobbled streets lead to areas where Gothic,
Renaissance and Baroque architecture can be found.
The town is an extensive work of art which has been carved, destroyed and rebuilt throughout the
centuries and is truly one of the jewels of Portugal.
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Activities in the Region
The region is the setting for other resorts also offering top golf courses. There will also be a five star
riding centre. There are miles of superb unspoilt beaches, sand dunes, water sports including wind
surfing, Kite Surf, body boarding, snorkeling and diving. Nearby Baleal offers one of the best surfing
areas whilst the Óbidos lagoon is the home of excellent and safe water sports and bathing with calmer
waters for younger children and adults.
Excellent restaurants with a vast offer of good and traditional cuisine are also encountered in the area.
And let’s not forget the offer of great wine!
Health services
In the village of Obidos there is a medical health care center that is open Monday to Friday from 9am
to 12pm and from 2pm to 4:30pm. Also, in the city of Caldas da Rainha which is approximately 8 km
(15 min. drive) from Obidos, you’ll find the main emergency hospital for the regions district open 24
hours.
Education
In Obidos you´ll find a wide range of educational facilities from pre-school up to Secondary high
School, where as Caldas da Rainha offers the same and more, such as, private schools and University.
International schools in French, German, English, ect.. are offered in Lisbon, which is only a 50 minute
drive from Caldas da Rainha.
Banks
There are several main banks in Obidos, but Caldas da Rainha being a city, has a wider range of
national banks for your convenience of choice.
Royal Óbidos Spa & Golf Resort
Frequently asked questions
Resort
What does the Royal Óbidos Golf & Spa Resort comprise?
• Evolutee Hotel
39 rooms, Elemental Spa, Kobe Steak & Sushi Restaurant, Conference centre with capacity of up
to 315 people, Bars and Pools.
• A touristic holiday village composed of 587 units:
131 villas
456 apartments, of wich 192 are Hotel Residences
Plus a common sports area and 2 playgrounds
• Golf Course
An 18 hole golf course, clubhouse with locker rooms, The Legend Restaurant & Bar, a pro shop
and a driving range
• Others services and equipments
• Sports Centre composed of tennis courts, padel courts and bowling green and a cafeteria
• Commercial area
• Green areas
• Two children’s playgrounds
• Parkings
Royal Óbidos Spa & Golf Resort
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Evolutee Hotel
The Evolutee hotel has 39 rooms, of which 3 are suites, Conference centre, Kobe Steak & Sushi
Restaurant, Elemental Spa and Pools. Has a striking outdoor pool situated next to food & beverage
facilities as well as an indoor pool in the spa area.
The hotel is managed by Royal Óbidos Spa & Golf Resort . The interior is decorated by yoo Studio
(the yoo design team its co-founded by Philippe Starck and John Hitchcox and one of Europe’s most
innovative design-based companies).
The Evolutee Hotel has a style genuinely eclectic – “a mix of everything good.”
The hotel will be responsible for the management of the 96 ”Hotel Residences” (96 one-bedroom units
linked to an additional 96 studios; in total there will be 192 units)
The Golf
The Royal Óbidos Golf & Spa Resort championship course is designed by golf legend Seve Ballesteros
who promises golfers and owners “a great and wonderful place” here on Portugal’s Silver Coast. The
course layout spanning 6400m (+ 7100 yards), represents a true test of golf for players of all levels.
What does the property golf membership include?
All properties are sold with a golf membership which includes two adults and two junior members
Does the golf course have a buggy path?
Yes. The course has a pathway from which buggies should not leave.
Where is the clubhouse located?
The clubhouse, sumptuously appointed with restaurant, spike bar and pro shop, is ideally located and
overlooks no fewer than 9 of the 18 holes. It overlooks the driving range and a number of the golf
fairways affording fantastic views over the ocean.
Royal Óbidos Spa & Golf Resort
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The Sports Centre
What sports facilities will be found at Royal Óbidos Golf & Spa Resort?
The resort will have a sports centre comprised of two tennis and two paddle courts, multi use games
& sports area as well as a standard bowling green. The facilities will occupy a breathtaking position
overlooking the golf course and Óbidos lagoon.
Sales
Plots and Villas
Can I buy a plot or a villa?
Yes. We are selling plots with approved plans for a villa. When a villa plot is bought, construction
should commence two years after the acquisition. The first villas are are already built.
If I buy a plot can I build a house designed by my own architect?
The Royal Óbidos Golf & Spa Resort has been approved by the Turismo de Portugal as a Touristic
development and therefore all properties must be built according to the project developed by our
own architects. When a plot is sold the construction project is attached to the deed and must be built
accordingly.
Can I change the interior finishes?
The interior finishes may be changed but the external appearance of the house must not be altered.
Can I choose my own builder or must I build with the developer?
The client may build using his own builder but all phases of the construction will be controlled by the
developer to ensure that the property is in line with the resort specifications.
May I change the landscaping of my plot?
No, the landscaping may not be changed. There is a list that states the species that may be planted
within the resort.
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Hotel Residences
What is a Hotel Residence?
Hotel Residences are ideal for end users and investment, due to its close link with the hotel
management. Hotel Residences are 2 bedroom units that can operate independently as a one
bedroom and a studio.
Are the Hotel Residences furnished?
The Hotel Residences will be furnished. The furniture is included in the sales price.
Will the Hotel Residences have storage areas?
The Hotel Residences have a storage area at the entrance to the unit.
Will the Hotel Residences have a car park?
Each Hotel Residences will have two underground parking areas immediately under their block.
Royal Óbidos Spa & Golf Resort
Frequently asked questions
Management of the Tourism Development and the Holiday Village
What services does the Royal Óbidos Golf & Spa Resort Touristic resort offer?
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Full management of your property including its rental and maintenance
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Main gate reception
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Conservation and maintenance of infra-structures, facilities and common equipment
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Removal of garbage
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Security and surveillance
What urban infrastructures are guaranteed by Royal Óbidos Golf & Spa Resort?
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Roads
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Street parking
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Directional, information and touristic signage
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Gardens and common areas
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Data network
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Water for irrigation
What will I have to pay towards the condominium?
In the case of the Hotel Residences there will be contributions (periodic contributions). One to cover
the resort condominium and the others to cover the “aldeamento” (holiday village) condominium and
the resort (conjunto turístico). Villa owners will make contributions to cover for the “aldeamento”
and resort costs.
Are dogs allowed on the resort?
Yes, as long as they are on a leash, however dogs are not allowed on the golf course.
How can we get around the resort and the neighbourhood?
A shuttle vehicle will be available to take our residents around the resort and the neighbouring area.
Transport outside of the resort will be paid according to services rendered.
Will there be a children’s playground?
There will be two playground areas dedicated to children’s games and activities.
Royal Óbidos Spa & Golf Resort
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How will the resort be enclosed?
The limits of the resort will be enclosed by netting and mounds of earth planted with shrubs.
Will my property be subject to a tourism management and operations agreement?
Yes. The legislation requires all properties located in tourism developments to be under a tourism
management and operations agreement. This legislation aims to protect owners and safeguard the
smooth operation of the resort
Can I use my property throughout the year?
Yes. Owners can use their property during the period of time they see fit.
Can I operate my property individually?
No. The properties are solely operated by the management entity to ensure a consistently high level
of service throughout the resort
Do I have to rent my property
No the choice is yours
Can my friends use my property?
Yes. But you will be losing income by not making sure your property is available to be rented.
Developer
Who are the developers?
MSF TUR.IM (www.msf-turim.pt) is a holding company of the MSF Group (www.msfsgps.pt) in
the areas of Property and Leisure, with a long term commitment to the management of touristic
developments.
Royal Óbidos Spa & Golf Resort
Frequently asked questions
Portugal Tax Exemption - NON-HABITUAL RESIDENTS
Non-habitual residents in Portugal are those (1) who are tax resident under Portuguese domestic
legislation and (2) have not been taxed as a Portuguese resident in the five years prior to taking up
residency in Portugal.
This regime targets foreign sourced passive income (interest, dividends, capital gains, income from
property and pensions) and active income (employment income, income from services rendered and
royalties) derived both from foreign and domestic sources.
In both cases, under certain conditions, such income will be tax exempt in Portugal. Under this regime
effective taxation at source is only required for employment income.
This regime is applicable for a ten-year period.
Golden Visa
OBTAINING A “EU / SCHENGEN” PASSPORT
RESIDENCE PERMIT IN PORTUGAL FOR INVESTMENT ACTIVITY
WHO CAN APPLY?
Third State citizens involved in an investment activity, either individually or through a company,
leading to the acquisition of properties with a value equal to or above 500 thousand Euros.
REQUIREMENTS RELATED WITH THE ACQUISITION OF PROPERTIES:
Proof of ownership:
•
Public deed or promissory purchase agreement of the property, including a declaration issued by
a financial institution authorized to operate in Portugal stating the effective transfer of funds for
the acquisition or down payment, amounting to at least 500 thousand Euros,
and
•
An up-to-date certificate issued by the Registo Predial (Property Registry), demonstrating the
registry on behalf of the foreign buyer, even in the case of a promissory purchase, whenever
legally possible.
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OTHER REQUIREMENTS UNDER GENERAL LAW:
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•
•
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Applicants must not have been convicted of a crime punishable with deprivation of liberty
exceeding one year;
Applicants must not be subject of an entry ban in Portuguese territory following a removal
order from the country;
Applicants must not be subject of alerts in the Schengen Information System;
Applicants must not be subject of alerts from SEF (Portuguese Emigration Authority)’s
Information Integrated System issued for purposes of non-admission;
FAMILY REUNIFICATION
The holders of Golden Residence Permit for Investment Activity may apply for family reunification
under the provisions of the General Law.
PERIODS OF PERMANENCE
Investors may be required to demonstrate that they have fulfilled the following minimum periods of
permanence:
•
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7 days, followed or interpolated, in the first year;
14 days, followed or interpolated, in the subsequent two year periods.
In Summary, this regime allows foreign investors to require an Authorization of Residence for Activity
of Investment in Portugal. The holders of this Authorization of Residence have the right to familiar
reunification, access to an authorization of permanent residence, as well as Portuguese nationality, and
consequently, to have a Portuguese passport (“European Union/Schengen”).