IMT Portugal 2026: Property Purchase Tax Rates and Non-Resident 7.5%
What IMT is, the official 2026 rate tables, what a €350,000 home actually costs in tax, the IMT Jovem exemption, and the flat 7.5% rate for non-resident buyers that has applied since 25 May 2026, with the two ways to get the difference back.
Contents
IMT (Imposto Municipal sobre as Transmissões Onerosas de Imóveis) is the one-time tax you pay when you buy property in Portugal, alongside a 0.8% stamp duty (Imposto do Selo). It is the largest tax most buyers ever pay in one go, and in 2026 it changed twice: the rate bands moved up with the State Budget in January, and on 25 May 2026 a flat 7.5% rate arrived for buyers who have never been Portuguese tax residents. This guide covers both, with the official tables and worked numbers. To run your own price, use the IMT calculator.
What is IMT in Portugal?
IMT is a one-time tax on buying real estate in Portugal, charged on the price (or the property’s tax value, if higher) at rates from 0% to 7.5% for homes. On top of it you pay Imposto do Selo at 0.8% of the price (verba 1.1 of the stamp duty table). Both are the buyer’s to pay. Since Decreto-Lei 97/2026 you pay the IMT on the day it is assessed or within the following 30 days; if you don’t, the assessment lapses (CIMT art. 36.º n.º 1).
The rate depends on three things: whether the home will be your own permanent residence (habitação própria e permanente), whether you are a young first-time buyer, and whether you are a non-resident. Homes on Madeira and the Açores use their own bands (below).
What are the IMT rates in 2026?
For your own permanent home on the mainland, IMT is 0% up to €106,346, then 2%, 5%, 7% and 8% bands, a flat 6% on the whole price from €660,982 and a flat 7.5% above €1,150,853. These are the AT’s official 2026 tables (Ofício Circulado 40129/2026). For a progressive band you multiply the price by the rate and subtract the parcela a abater:
| Price (own permanent home, mainland) | Rate | Parcela a abater |
|---|---|---|
| up to €106,346 | 0% | – |
| €106,346 – €145,470 | 2% | €2,126.92 |
| €145,470 – €198,347 | 5% | €6,491.02 |
| €198,347 – €330,539 | 7% | €10,457.96 |
| €330,539 – €660,982 | 8% | €13,763.35 |
| €660,982 – €1,150,853 | 6% flat on the whole price | – |
| above €1,150,853 | 7.5% flat on the whole price | – |
A second home, holiday home or buy-to-let uses the other residential table: it starts at 1% from the first euro and the 8% band stops at €633,931, after which the flat 6% applies.
| Price (other residential, mainland) | Rate | Parcela a abater |
|---|---|---|
| up to €106,346 | 1% | – |
| €106,346 – €145,470 | 2% | €1,063.46 |
| €145,470 – €198,347 | 5% | €5,427.56 |
| €198,347 – €330,539 | 7% | €9,394.50 |
| €330,539 – €633,931 | 8% | €12,699.89 |
| €633,931 – €1,150,853 | 6% flat on the whole price | – |
| above €1,150,853 | 7.5% flat on the whole price | – |
Other property types have single rates: 5% for rural land (prédios rústicos), 6.5% for other urban property such as shops and offices, and 10% when the buyer is a company based in, or controlled from, a tax haven on the official list; that rate never applies to individuals (CIMT art. 17.º n.os 4 and 7).
How much IMT will I pay on a €350,000 home?
As your own permanent home: €14,236.65 IMT plus €2,800 stamp duty, €17,036.65 in total. The €350,000 falls in the 8% band, so IMT is €350,000 × 8% − €13,763.35. As a second home or investment it is €15,300.11 IMT (€350,000 × 8% − €12,699.89), €18,100.11 with stamp duty.
| Price | Own permanent home | Second home / investment | Stamp duty (0.8%) |
|---|---|---|---|
| €200,000 | €3,542.04 | €4,605.50 | €1,600.00 |
| €300,000 | €10,542.04 | €11,605.50 | €2,400.00 |
| €350,000 | €14,236.65 | €15,300.11 | €2,800.00 |
| €500,000 | €26,236.65 | €27,300.11 | €4,000.00 |
Do young buyers pay IMT? (IMT Jovem)
Buyers aged 35 or under pay no IMT and no stamp duty on their first own permanent home up to €330,539 (mainland, 2026), and pay only on the part above that up to €660,982. Above €660,982 the relief ends and the flat 6% applies to the whole price, as for everyone else.
| Price (young buyer, first own home, mainland) | IMT | Parcela a abater |
|---|---|---|
| up to €330,539 | 0% | – |
| €330,539 – €660,982 | 8% | €26,443.12 |
| €660,982 – €1,150,853 | 6% flat on the whole price | – |
| above €1,150,853 | 7.5% flat on the whole price | – |
Stamp duty works the same way: you pay 0.8% only on the part of the price above €330,539 (CIS art. 7.º-A). On a €300,000 first home a young buyer pays €0, saving €12,942.04 against the standard own-home bill. On €350,000 they pay €1,556.88 IMT and €155.69 stamp duty.
What counts, per the AT: your age on the deed date (a promissory contract signed at 35 does not help if the deed happens after you turn 36), a first purchase, and a home that is exclusively your own permanent residence. The AT also accepts a buyer living abroad if they make it their permanent home within six months of buying.
What do non-residents pay since 25 May 2026?
A flat 7.5% IMT on the full price of any residential purchase, with no exemption or reduction of any kind, if you have never been a Portuguese tax resident (CIMT art. 17.º n.º 10, added by Decreto-Lei n.º 97/2026). Stamp duty stays at 0.8%. On €350,000 that is €26,250 IMT, against €14,236.65 for a resident buying their own home.
How the AT applies it (Ofício Circulado 40131/2026):
- Ever resident counts. If you were considered a Portuguese tax resident at any point before the purchase, the normal tables apply.
- Married couples buying jointly (in a community-of-property regime) pay 7.5% only if both are non-resident and neither has ever been resident.
- Co-owners are assessed one by one, each on their own share.
If you are moving to Portugal anyway, the cheapest order is residency first, deed second: resident buyers never pay the 7.5% at all, so there is nothing to claim back. When tax residency starts is covered in the D7 vs D8 visa tax guide.
Is IMT lower in Madeira and the Açores?
Yes: the regions use the same rates with every band limit 25% higher (Lei n.º 21/90), so the 0% band for an own permanent home runs to €132,933 and the young-buyer IMT exemption to €413,174. A €350,000 own home pays €11,427.52 IMT there instead of €14,236.65. The non-resident 7.5% is national and the same everywhere. The other regional tax differences are in the Madeira and Açores guide.
What else should I know before buying?
- IMI, the annual property tax, starts after you buy. A new own permanent home can be IMI-exempt for 3 years if its tax value (VPT) is at most €125,000 and your household’s gross income the year before was at most €153,300; you must move in within 6 months and apply within the 60 days after that (EBF art. 46.º). Paying IMI is covered in the tax bills guide.
- Selling your old home to buy this one? The capital gain on the sale of an own permanent home is exempt if you reinvest in another one in Portugal, the EU or the EEA between 24 months before and 36 months after the sale (CIRS art. 10.º n.º 5).
The honest summary
For your own permanent home on the mainland, IMT is 0% up to €106,346 and 8% at the margin by €330,539, with 0.8% stamp duty on top: about €17,000 in total on a €350,000 home. Buyers 35 and under pay nothing on a first home up to €330,539. Buyers who have never been Portuguese tax residents have paid a flat 7.5% since 25 May 2026, which becoming resident within two years, or letting at a moderate rent, turns into a refund. The IMT calculator runs all of this for your price.
Sources
- CIMT artigo 17.º — taxas, including n.os 10–12 for non-residents (Portal das Finanças)
- Ofício Circulado 40129/2026 — IMT tabelas práticas em vigor a partir de 1 de janeiro de 2026 (AT, PDF)
- Ofício Circulado 40131/2026 — âmbito das alíneas a) e b) do n.º 10 do artigo 17.º do CIMT (AT, PDF)
- Decreto-Lei n.º 97/2026, de 20 de maio — arts. 2.º, 6.º and 18.º (Diário da República, PDF)
- Código do Imposto do Selo artigo 7.º-A — aquisições de imóveis por jovens (Portal das Finanças)
- AT FAQ — IMT benefícios fiscais e isenções, incl. IMT Jovem age at the deed and buyers living abroad (Portal das Finanças)
- EBF artigo 46.º — isenção de IMI para habitação própria e permanente (Portal das Finanças)
- CIRS artigo 10.º — reinvestimento em habitação própria e permanente (Portal das Finanças)
Try the numbers for your situation
Run your own scenario in the calculator.
Same engine that powers the examples in this article.
Open calculator →One short email before each major Portuguese tax deadline.
If you're staying on top of this stuff, let us flag the IRS / IVA / Segurança Social deadlines that affect you - in English, in plain language. No drip campaign.
Spotted a mistake or something unclear? Tell me what to fix or add on this page. I read every note. Suggest an edit
Thank you — got it.
I'll check it against the official sources and update the page if needed.
Related guides
-
general
How to Correct or Contest Your IRS in Portugal (Reclamação Graciosa)
A wrong option on your Modelo 3, or an assessment you disagree with: the routes to fix it, their deadlines, and how to file a reclamação graciosa on Portal das Finanças, step by step.
-
general
Demonstração de Liquidação de IRS Explained, Line by Line
The Demonstração de Liquidação is the tax office's own calculation of your IRS. Here is every one of its 29 lines in plain English, a worked example, and what to do if a number looks wrong.
-
general
Madeira and Açores Taxes vs Mainland Portugal: What Differs in 2026
Both regions now charge 30% less IRS in every bracket — the first year Madeira matches the Açores all the way up. The official 2026 tables, IVA and IRC rates, the one tax where the two regions differ, and what stays the same.