Portugal IMT and Stamp Duty Calculator 2026
How much tax you pay when buying a property in mainland Portugal, with the tables in force in 2026 and the 7.5% rate for non-resident buyers.
How IMT is calculated
The Imposto Municipal sobre as Transmissões Onerosas de Imóveis (IMT, the Portuguese property transfer tax) is charged on the higher of two values: the price stated in the deed or the tax-registered value (VPT) recorded with the tax office. It is paid before the deed, and the notary or the Casa Pronta desk will only complete the transaction with the proof of payment.
For residential property, the rate rises in bands: the rate of the band the value falls into is applied and the deduction is subtracted, which corrects for the lower bands paying less. Above €660,982 (main home) or €633,931 (second home) there is no deduction: a flat rate applies to the whole value.
Main permanent home — mainland Portugal, 2026
| Value up to | Rate | Deduction |
|---|---|---|
| €106,346 | 0% | €0 |
| €145,470 | 2% | €2,126.92 |
| €198,347 | 5% | €6,491.02 |
| €330,539 | 7% | €10,457.96 |
| €660,982 | 8% | €13,763.35 |
| €1,150,853 | 6% (flat rate) | — |
| above | 7.5% (flat rate) | — |
Second home or rental — mainland Portugal, 2026
| Value up to | Rate | Deduction |
|---|---|---|
| €106,346 | 1% | €0 |
| €145,470 | 2% | €1,063.46 |
| €198,347 | 5% | €5,427.56 |
| €330,539 | 7% | €9,394.50 |
| €633,931 | 8% | €12,699.89 |
| €1,150,853 | 6% (flat rate) | — |
| above | 7.5% (flat rate) | — |
Other urban properties (shops, offices, building land) pay 6.5% and rural properties 5%, always on the whole value.
Non-resident buyers: 7.5% flat rate
Since 25 May 2026, Decreto-Lei n.º 97/2026 has added a new rule to the Código do IMT: when the buyer is not a tax resident in Portugal, the purchase of a residential property always pays 7.5% on the whole value, with no bands, no exemptions and no IMT Jovem. The rule does not apply to anyone who has previously been a tax resident in Portugal.
The difference from the normal rates is refunded, on request, in two cases: if the buyer becomes a tax resident in Portugal within two years of the purchase, or if the property is let as a home at a moderate rent within the following six months and stays let for at least 36 months in the first five years. The request is made to the Portuguese Tax Authority (Autoridade Tributária) within six months of becoming resident or of signing the tenancy agreement.
In practice, a foreigner who moves to Portugal pays the 7.5% first and recovers the difference later. It is worth allowing for that money being tied up for months.
IMT Jovem
Anyone aged 35 or under buying their first home as a main permanent home pays no IMT and no stamp duty up to €330,539. Between that value and €660,982, they pay 8% IMT and 0.8% stamp duty only on the part above €330,539. Above €660,982 the normal table applies. The exemption also requires that the buyer has not owned a home in the previous three years and is not a dependant for IRS purposes. In a joint purchase, the rule applies to each buyer's share.
What this calculation does not include
It leaves out the fees for the deed and the land registry, the costs of the mortgage (valuation, fees, stamp duty on the loan) and the fees of a lawyer or solicitador. The Autonomous Regions of the Azores and Madeira have their own bands, around 25% higher, and are not covered by this calculator.
The figures are indicative and do not replace the assessment issued by the Portuguese Tax Authority. Sources: Código do IMT, article 17; Lei n.º 73-A/2025 (State Budget for 2026); Decreto-Lei n.º 97/2026, of 20 May.