In Portugal, the asking price is not the final cost. You need to add taxes and fees that usually come to 5 to 6% of the price for a resident, and close to 10% for a non-resident. These amounts are not financed by the bank: they come on top of your down payment.
1. IMT, the property transfer tax
This is the largest item. The amount depends on the price, on how the property will be used and on your tax residency.
If you are a Portuguese tax resident
For a main home (habitação própria e permanente) on the mainland, the 2026 scale is:
| Purchase price | Rate | Amount to deduct |
|---|---|---|
| Up to €106,346 | 0% | €0 |
| €106,346 to €145,470 | 2% | €2,126.92 |
| €145,470 to €198,347 | 5% | €6,491.02 |
| €198,347 to €330,539 | 7% | €10,457.96 |
| €330,539 to €660,982 | 8% | €13,763.35 |
| €660,982 to €1,150,853 | 6% (single rate) | – |
| Above €1,150,853 | 7.5% (single rate) | – |
Calculation: price × rate − amount to deduct. For a second home or a buy-to-let, the scale is higher and applies from the first euro. Buyers aged 35 or under buying their first main home are exempt up to €330,539 in 2026.
If you are a non-resident: 7.5% since May 2026
Since 25 May 2026, non-residents buying residential property pay a flat 7.5% IMT, whatever the price. The difference with the normal scale can be refunded if you become a Portuguese tax resident within two years of the purchase, or if you let the property long term at a moderate rent under the conditions set by law. You pay the 7.5% first, then claim the refund. Everything about the 7.5% IMT for non-residents.
Note: according to the Portuguese Tax Authority (Ofício-Circulado n.º 40131/2026), if you have ever been a Portuguese tax resident, the standard rates apply, even if you live abroad today. For a married couple under a community property regime, the 7.5% rate does not apply if either spouse is, or has been, tax resident in Portugal.
2. Stamp duty (Imposto do Selo)
- 0.8% of the purchase price;
- 0.6% of the amount borrowed, if you finance the purchase with a mortgage.
3. Deed, registration and bank fees
The deed, the land registry and the mortgage registration usually cost between €1,000 and €2,000, depending on who handles them (notary, lawyer or the Casa Pronta service). On the bank side, plan for the property valuation (often €250 to €400) and application fees. All these amounts appear in the FINE you receive with the loan offer.
Two examples for a €300,000 property
| Cost | Resident, main home, €240,000 mortgage | Non-resident, €210,000 mortgage |
|---|---|---|
| IMT | €10,542 | €22,500 |
| Stamp duty on the purchase (0.8%) | €2,400 | €2,400 |
| Stamp duty on the loan (0.6%) | €1,440 | €1,260 |
| Deed, registry, mortgage registration (estimate) | ≈ €1,500 | ≈ €1,500 |
| Valuation and application fees (estimate) | ≈ €800 | ≈ €800 |
| Total | ≈ €16,700 (5.6%) | ≈ €28,500 (9.5%) |
With a 20% down payment, a resident therefore needs about €76,700 of their own funds, not €60,000. A non-resident financed at 70% needs about €118,500.
When do you pay?
IMT and stamp duty on the purchase are paid on the day the deed is signed. The other fees are paid at the signing or taken by the bank. Plan these amounts from the start to avoid a last-minute block (see the 8 steps of a Portuguese mortgage).
Want to know the full budget for your project? Estimate your taxes with our IMT and stamp duty calculator, check how much you can borrow, or book a free call back: we work out your down payment, costs and monthly payments with you.
Scale: Ofício Circulado n.º 40129/2026 of the Autoridade Tributária (mainland); IMT for non-residents: Decreto-Lei n.º 97/2026. The Azores and Madeira have their own scales. Deed and bank fees are estimates.
