IMT Fácil
Costs of buying property in Portugal 2026
Updated · official Tax Authority tables
On top of the price, buying a home in Portugal costs transfer tax, stamp duty, the deed and registration and, if you borrow, bank fees. For a typical purchase this adds 3% to 9% to the price, depending mainly on whether you are tax resident in Portugal. Enter the price and, if you have one, the mortgage amount to see the cash you need to buy: the down payment plus every cost.
Enter the property price to see the result.
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Frequently asked questions
What goes into the cost of buying?
- IMT (transfer tax)
- The largest cost for most buyers, paid before the deed on the higher of the price and the property's tax value (VPT). Tax residents buying their permanent home pay nothing up to €106,346 and progressive rates above that; second homes start at 1%. Under-35s buying their first permanent home are exempt up to €330,539. Buyers who have never been tax resident pay a flat 7.5% on homes.
- Stamp duty on the purchase
- 0.8% of the price, paid together with IMT.
- Stamp duty on the mortgage
- 0.6% of the loan amount, for loans of 5 years or more.
- Deed and registration
- At a Casa Pronta desk the deed and the land registration are done in one appointment for a fixed fee: €375 without a mortgage and €700 with one. A notary or lawyer charges their own fees on top of registration.
- Bank valuation and fees
- Each bank has its own price list. The defaults in the calculator (€240 valuation and €520 in fees) are only a starting point; replace them with the figures in your offer.
How much does a €300,000 apartment cost to buy?
| Resident, permanent home | Resident, second home | Non-resident | |
|---|---|---|---|
| IMT | €10,542.04 | €11,605.50 | €22,500.00 |
| Stamp duty (0.8%) | €2,400.00 | €2,400.00 | €2,400.00 |
| Casa Pronta | €375.00 | €375.00 | €375.00 |
| Total on top of the price | €13,317.04 | €14,380.50 | €25,275.00 |
A non-resident who becomes tax resident within two years, or lets the home at a moderate rent, can claim back the difference to the standard rates. Legal fees, the NIF and fiscal representation are not included.
How much can I borrow as a foreign buyer?
Bank of Portugal rules cap loans at 90% of the value for a permanent home and 80% for other homes. Banks usually lend non-residents less, often 60% to 70%, so plan for a larger deposit. With a mortgage you also pay the 0.6% stamp duty on the loan, the bank's fees and life and home insurance.
What do foreign buyers often forget?
- A Portuguese tax number (NIF), and a fiscal representative if you live outside the EU or EEA.
- A Portuguese bank account: taxes and fees are paid in euros.
- An independent lawyer to check the property's title and licences. Strongly recommended; fees vary.
- Translation or certification of foreign documents.
- The exchange rate and transfer fees if your savings are in another currency.
What does this calculator leave out?
Insurance required by the bank, lawyer or solicitor fees, a broker's fee, certificates and building work. It also leaves out the costs of owning the home: the annual IMI property tax, which starts the year after you buy, AIMI on holdings above €600,000, condominium fees and utilities. If you let the property, the rental income must be declared in Portugal every year.
Sources: Ofício Circulado n.º 40129/2026 da AT, de 06/01/2026 (Lei n.º 73-A/2025, OE2026); Stamp Duty General Table, items 1.1 (0.8%) and 17.1.3 (0.6%); gov.pt, Casa Pronta service; Decree-Law 97/2026 (non-resident rate).