Property tax tool
Buying property in Portugal? See the upfront tax bill.
IMT (property purchase tax) plus Imposto de Selo (stamp tax) are paid at the notary on signing day. For a typical Lisbon apartment the combined bill runs €15,000-€30,000 - enough to surprise buyers who didn't budget for it. Plug in the price to see the math.
Buyer situation
Region
Total upfront tax at closing
€17,307
Paid at the notary on the day you sign the deed (escritura).
IMT (purchase tax)
€14,507
Progressive: 0-8% depending on price band
Imposto de Selo (stamp tax)
€2,800
Flat 0.8% of purchase price
Estimate for urban properties acquired by individuals. Primary-residence band gets the 0% slice up to ~€104k. Doesn't model: mortgage stamp tax (0.6% on loan amount), notary/registration fees (~€1,000-€2,000), property at tax-haven jurisdictions (flat 10% IMT anti-avoidance). Always verify final figures with your notary before closing.
Big benefit if you qualify
IMT Jovem - the under-35 first-home exemption
Lei n.º 31/2024 (in force since August 2024) exempts buyers up to 35 years old from both IMT and Imposto de Selo on their first primary-residence purchase, up to a property value of €324,058 (Mainland 2026; ~€405,000 in Madeira and Açores).
For a typical €300,000 Lisbon apartment, this benefit alone saves a young first-time buyer roughly €8,000-€12,000 in upfront tax. For a €400,000 apartment, the savings are partial but still substantial - the first €324,058 is exempt and you only pay IMT on the excess.
Eligibility:
- Buyer is up to 35 years old on the deed date (turning 36 the day after is fine)
- Property will be your own and permanent residence (not investment, not vacation)
- You have never owned a primary residence in Portugal before (or anywhere, in the strictest reading)
- You are not a dependent on someone else's IRS return
- For joint purchases, both buyers must qualify for full exemption - if only one is under 35, partial exemption may apply on that buyer's share
Tick "Primary residence - IMT Jovem" in the calculator above to see your exemption-adjusted bill.
Other benefits to know about
Primary residence band (all ages)
Buying as your own and permanent residence gives you the friendly first band - 0% IMT on the first €104,261 (Mainland 2026). Secondary properties start at 1% from euro 1. Worth ~€1,000-€2,000 even without the under-35 exemption.
Regional adjustment (Madeira / Açores)
The autonomous regions apply IMT brackets that are roughly 25% higher than Mainland, so the same purchase price typically pays ~20% less IMT. Select your region in the calculator above.
Urban rehabilitation exemption
Properties in officially designated "urban rehabilitation areas" (Áreas de Reabilitação Urbana / ARU) can qualify for IMT exemption when the buyer commits to rehabilitation works within set deadlines. Worth investigating if your target property is in a historic centre. Verify ARU classification with the municipal câmara before counting on this.
IMI exemption for new primary residences
Separate from IMT: if your new home has a tax valuation (VPT) under €125,000 and your household income is under €153,300 (Mainland 2026), you may get a 3-year IMI exemption starting the year after purchase. Apply at your local câmara within 60 days of acquisition. See the pay-tax-bills guide for IMI mechanics.
Reinvestment exemption (selling old, buying new)
Not an IMT benefit, but worth knowing: if you're selling a primary residence to buy this one, the capital gain on the sale is fully exempt if you reinvest in another PT/EU primary residence within 36 months before or 24 months after. Lodged on Anexo G of Modelo 3.
Returning emigrant (Programa Regressar)
Returning Portuguese emigrants who became non-resident before 2020-12-31 and re-establish residency can claim partial IRS relief for 5 years under Programa Regressar. Doesn't directly affect IMT, but bundled with other relocation tax benefits.
How IMT brackets work
IMT is progressive: each price slice is taxed at a different rate, and the calculation uses the official "marginal rate × price - parcela a abater" shortcut. Primary residence gets a friendly first band (€0 IMT up to ~€104k) that secondary properties don't.
Above €1.13M the brackets flatten to 6% then 7.5% - a quirk of the formula that means very expensive properties don't necessarily pay a higher marginal rate.
Madeira and Açores residents pay roughly 20% lower IMT thanks to inflated bracket thresholds in the regional tax codes.
What else costs at closing (not in this calculator)
- Mortgage stamp tax - extra 0.6% on the loan amount (only if you're financing)
- Notary + registration fees - typically €1,000-€2,000 combined
- Real estate agent fees - typically paid by the seller in PT (5-6%), but verify the contract
- Annual IMI (property tax) - starts the year after purchase, 0.3-0.45% of VPT
- First-year exemption - primary residences with VPT under €68,500 may get 3-year IMI exemption (regional rules vary)