Portugal property tax calculator: IMT and stamp duty

Decree-Law 97/2026, in force since 25 May 2026, introduced a flat 7.5% IMT rate for buyers who are not tax resident in Portugal when they buy a residential property. The progressive brackets with deductions — which make cheaper homes much cheaper in tax — no longer apply to them, and no exemption or reduction is available at the time of purchase.

In practice, the difference is large for mid-priced homes and disappears above about 1.15 million euros (mainland), where everyone already pays a flat rate.

Yes, in two situations, by filing a request with the Tax Authority within 6 months of the event that qualifies you:

1. You become a Portuguese tax resident within 2 years of the purchase.
2. You rent the property at a moderate rent — currently up to 2,300 € a month — with the lease starting within 6 months of the purchase, for at least 36 months (consecutive or not) within the first 5 years.

What you can recover is the difference between the 7.5% you paid and the IMT the normal tables would have charged. The refund is not automatic: if you miss the 6-month window, you lose it. The calculator above shows an estimate of that difference.

IMT and stamp duty are charged on whichever is higher: the price in the deed or the property's tax value (VPT) registered with the Tax Authority. It's usually the price, but older or rural properties sometimes have a VPT above it. Ask for the caderneta predial early and use the Advanced mode to check.

For Portuguese tax residents, a main and permanent home (habitação própria e permanente) has lower brackets and a tax-free first bracket. A second home, holiday home or rental pays from the first euro. For non-residents the 7.5% flat rate applies either way; the use you choose here only changes the estimated refund.

The IMT Jovem exemption is only for Portuguese tax residents buying their first main home, so it doesn't apply to buyers from abroad. If you are already resident and 35 or under, you may qualify — this calculator doesn't model it, so ask me.

Each buyer is taxed on their own share. If one of you is resident and the other isn't, the 7.5% applies only to the non-resident's share. This calculator assumes a single buyer profile — for mixed cases, let me run the numbers with you.

Beyond the taxes: valuation, land and property registration, the deed and the bank's own fees. In my experience these add up to roughly 750 € to 1,500 €, depending on the bank and the case. Stamp duty also applies to some bank fees and to the interest you pay over the life of the loan — those aren't included here.

The 2026 IMT tables published by the Tax Authority (Ofício Circulado 40129/2026), the non-resident rule in article 17 of the IMT Code as amended by Decree-Law 97/2026, and items 1.1 and 17.1 of the stamp duty table. Tables are checked against official sources every January and July. Tax tables last checked: 19 October 2026.