IMT calculator for Portugal (2026)
Enter the price: the IMT (property transfer tax) and stamp duty appear straight away, with the sum explained bracket by bracket.
2026 tables, in force since 1 January. Includes IMT Jovem and the 7.5% non-resident rate, in force since 25 May.
Total tax to pay
€12,942.04
Example: €300,000 main home on the mainland, resident buyer.
- IMT (property transfer tax)
- €10,542.04
- Stamp duty on the purchase
- €2,400
Estimate using the 2026 tables. The final amount is what the Tax Authority assesses; confirm it with your lawyer, solicitor or notary before the deed.
How IMT is calculated
For a sense of scale: a €300,000 main home on the mainland pays €10,542.04 of IMT and €2,400 of stamp duty. Buying as a non-resident, the same home as a second home pays €22,500 of IMT.
IMT is charged on the higher of two values: the price in the deed or the tax value (valor patrimonial tributário, VPT) shown on the caderneta predial. That value is multiplied by the rate of the bracket it falls in, and the bracket's deduction is subtracted.
IMT = value × bracket rate − deduction
The deduction is what stops the top rate applying to the whole price. On a €300,000 main home, the first €106,346 pay nothing, the next slice pays 2%, then 5%, and only the last €101,653 pay 7%. The four slices add up to €10,542.04 — exactly 300,000 × 7% − 10,457.96.
Above €660,982 (main home) or €633,931 (other homes) there are no more brackets: 6% applies to the whole value. Above €1,150,853, 7.5%. Stamp duty is simpler: 0.8% of the same value, with no brackets.
Both are paid before the deed. The Tax Authority assesses IMT from the purchase declaration, which the notary, lawyer or solicitor usually files, and the payment slip is paid the same day or the next working day. Without proof of payment the deed cannot be signed.
| Value up to | Main home | Deduction | Other homes | Deduction |
|---|---|---|---|---|
| €106,346 | 0% | — | 1% | €0 |
| €145,470 | 2% | €2,126.92 | 2% | €1,063.46 |
| €198,347 | 5% | €6,491.02 | 5% | €5,427.56 |
| €330,539 | 7% | €10,457.96 | 7% | €9,394.50 |
| €633,931 | 8% | €13,763.35 | 8% | €12,699.89 |
| €660,982 | 8% | €13,763.35 | 6% on the whole value | — |
| €1,150,853 | 6% on the whole value | — | 6% on the whole value | — |
| Above | 7.5% on the whole value | — | 7.5% on the whole value | — |
In the Azores and Madeira the brackets are the same with limits 25% higher: a main home is exempt up to €132,933, and the flat 6% starts at €826,228. For other property the rate is fixed across the country: 6.5% for shops, offices and building plots, 5% for rural land, and 10% for buyers based in a tax haven.
IMT for non-residents: the 7.5% rate
Since 25 May 2026 (Decree-Law 97/2026), buyers who are not tax resident in Portugal pay IMT at 7.5% of the whole value when buying an urban property for housing. Tax residence is what counts, not nationality: a Portuguese citizen living abroad pays 7.5%, and a foreigner living here pays the normal rates.
On a €400,000 home, a non-resident pays €30,000 of IMT. A resident buying the same home as a second home pays €19,300.11. The difference is €10,699.89, and that is the amount that can be claimed back. Above €1,150,853 there is no difference at all, because everyone pays 7.5%.
When it does not apply, or can be refunded
- Anyone who has ever been tax resident in Portugal pays the normal rates.
- For a married couple in community of property, it is enough for one spouse to be, or to have been, resident for both to pay normal rates.
- If you become tax resident within 2 years of the purchase, you can claim the difference back.
- If you let the home at a moderate rent (up to €2,300 a month in 2026) for at least 36 months within the first 5 years, you can also claim it back.
The claim is made to the Tax Authority within 6 months of meeting the condition. It is worth deciding this before the deed rather than after: it changes the numbers for anyone moving here, and the yield for anyone buying to let.
IMT Jovem: who qualifies and how much it saves
Buyers aged 35 or under buying their first home as their main residence pay no IMT and no purchase stamp duty up to €330,539. Between that and €660,982 they pay 8% only on the part above €330,539: on a €350,000 home, €1,556.88 of IMT and €155.69 of stamp duty, instead of €14,236.65 and €2,800.
There are three conditions: not having owned a home in the previous 3 years, not being anyone's dependant for Portuguese income tax in the year of purchase, and keeping the home as the main residence for 6 years. If it stops being the main residence before then, the Tax Authority collects the tax that was not paid.
When two people buy and only one meets the conditions, the exemption applies only to that person's share. The other share pays normal rates, worked out on the value of the whole home and not on half of it.
Three thresholds that are worth money in a negotiation
Across most of the table, one more euro on the price costs a few cents more tax. At three thresholds it does not: the law changes the method, and the tax jumps in one go.
| Threshold | What changes | Extra IMT |
|---|---|---|
| €660,982, main home | from 8% with deduction to 6% on the whole value | €543.77 |
| €660,982, IMT Jovem | the partial exemption disappears | €13,223.54 |
| €1,150,853, any home | from 6% to 7.5% on the whole value | €17,262.87 |
A worked example: on a home listed at €665,000, bringing the price down to €660,982 costs the seller €4,018. For a buyer using IMT Jovem it saves €16,141.02 of IMT and stamp duty, on top of the €4,018. It is an offer that justifies itself, and the calculator flags when a price is close to one of these thresholds.
Worked examples with the homes I have for sale
IMT and purchase stamp duty at the asking price, for a resident buyer and for a non-resident:
| Property | Price | Resident | Non-resident |
|---|---|---|---|
| Villa in Ericeira | €795,000 | €54,060 | €65,985 |
| Apartment in Rato | €850,000 | €57,800 | €70,550 |
| Villa at Estoril Golf | €3,900,000 | €323,700 | €323,700 |
Above €660,982 a main home and a second home pay the same: 6% on the whole value. That is why, for these three homes, what the home is for changes nothing, and tax residence changes everything — except at Estoril, where everyone already pays 7.5%.
Frequently asked questions about IMT
How is IMT calculated?
Multiply the property value by the rate of the bracket it falls in and subtract that bracket's deduction. The value is the higher of the price in the deed and the tax value (VPT). For a €300,000 main home on the mainland: 300,000 × 7% − 10,457.96 = €10,542.04. Above €660,982 there is no deduction and 6% applies to the whole value; above €1,150,853, 7.5%.
How much IMT will I pay when buying a home?
It depends on the price, the use of the home and who is buying. For a resident buying a main home on the mainland: €3,542.04 on a €200,000 home, €10,542.04 on €300,000 and €26,236.65 on €500,000. As a second home, the €300,000 property pays €11,605.50. Stamp duty of 0.8% is always added.
When and how is IMT paid?
Before the deed. The Tax Authority assesses the tax from the purchase declaration, which the notary, lawyer or solicitor usually files, and the payment slip is paid the same day or the next working day. Without proof of payment the deed cannot be signed.
Is IMT charged on the price or on the tax value?
On the higher of the two. The tax value (VPT) is shown on the caderneta predial, the property's tax record. If a home is bought for €200,000 and has a VPT of €250,000, IMT and stamp duty are charged on €250,000. Ask for the caderneta before you make an offer.
Who qualifies for IMT Jovem?
Buyers aged 35 or under buying their first home as their main residence, provided they have not owned a home in the previous 3 years and are not anyone's dependant for Portuguese income tax that year. They pay no IMT and no purchase stamp duty up to €330,539; between that and €660,982 they pay 8% on the excess only. The home must remain their main residence for 6 years.
We are buying together and only one of us is under 35. What happens?
The exemption applies only to the share of the buyer who meets the IMT Jovem conditions. The other share pays normal rates, worked out on the value of the whole home. On a €400,000 home bought 50/50, the young buyer's share pays €2,778.44 of IMT and the other €9,118.33.
Do foreigners pay more IMT?
Non-residents do, whatever their nationality. Since 25 May 2026, buyers who are not tax resident in Portugal pay 7.5% of the whole value when buying an urban property for housing. It does not apply to anyone who has ever been tax resident in Portugal, nor to a married couple in community of property where one spouse is or was resident. Above €1,150,853 there is no difference, because everyone pays 7.5%.
Can I get the 7.5% difference back?
Yes, in two cases: if you become tax resident in Portugal within 2 years of the purchase, or if you let the home at a moderate rent, up to €2,300 a month, for at least 36 months within the first 5 years. The claim is made to the Tax Authority within 6 months of meeting the condition.
What is the difference between IMT and stamp duty?
IMT is a municipal tax with brackets and a deduction; purchase stamp duty (Imposto do Selo) is a flat 0.8% on the same value. Both are paid before the deed. With a mortgage, a further stamp duty of 0.6% of the amount borrowed applies, usually collected by the bank.
Is IMT different in the Azores and Madeira?
The rates are the same, but the bracket limits are 25% higher. A main home is exempt up to €132,933, and IMT Jovem applies up to €413,174. A €300,000 main home in Madeira pays €7,927.52 of IMT, against €10,542.04 on the mainland.
What are the total costs of buying property in Portugal?
IMT and purchase stamp duty are the largest part. Add the deed and land registration, which depend on whether you use the Casa Pronta office, a notary or a lawyer, and, with a mortgage, the loan stamp duty, the bank valuation and bank fees. Ask the notary or lawyer for a quote before you commit to an offer.
Does the IMT I pay count when I sell?
Yes. When you sell, the IMT and stamp duty paid on the purchase are added to the acquisition value and reduce the capital gain taxed in Portugal. Keep the payment receipts with the deed.
Sources and review
- IMT Code, article 17 (Portal das Finanças, in Portuguese), as amended by Law 73-A/2025, the 2026 State Budget.
- Decree-Law 97/2026, which created the 7.5% rate for non-residents, in force since 25 May 2026.
- Tax Authority practical IMT tables of 6 January 2026.
- IMT Jovem (Portal das Finanças, in Portuguese), Decree-Law 48-A/2024.
Reviewed by Eli Pereira, real estate consultant. Last reviewed: . The tables change with every State Budget, and this page is reviewed each January. The calculator gives an estimate: it does not replace the Tax Authority's assessment or advice from a lawyer, solicitor or notary.
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