How much IMT and stamp duty do you pay when buying a house in Portugal?

The 2026 IMT brackets for own permanent housing (mainland)

The brackets were raised by 2% in the 2026 State Budget and apply to transfers from 1 January 2026. The formula is: base times marginal rate minus the deductible portion.

• Up to 106,346 euro: 0%.
• 106,346 to 145,470 euro: 2%, deductible portion 2,126.92 euro.
• 145,470 to 198,347 euro: 5%, deductible portion 6,491.02 euro.
• 198,347 to 330,539 euro: 7%, deductible portion 10,457.96 euro.
• 330,539 to 660,982 euro: 8%, deductible portion 13,763.35 euro.
• 660,982 to 1,150,853 euro: 6% single rate. Above 1,150,853 euro: 7.5% single rate.
• For a second home or a property to let, the first bracket is taxed at 1% instead of 0% and the deductible portions differ. Fixed rates apply elsewhere: 6.5% on other urban properties such as commercial premises and building land, and 5% on rural properties - artigo 17.º n.º 1 CIMT.
• In the Azores and Madeira the rates are the same but the bracket limits are 25% higher, under the sole article of Lei n.º 21/90 of 4 August. The first own-housing bracket therefore rises from 106,346 to 132,933 euro. The fixed rates do not vary by region.

Worked example: 250,000 euro with a VPT of 180,000 euro

Own permanent housing on the mainland, financed with 200,000 euro of credit over a term of five years or more.

1. Taxable base: 250,000 euro, the higher of the contract value and the VPT.
2. IMT: 250,000 falls in the 198,347 to 330,539 bracket, so 7% of 250,000 minus 10,457.96 = 7,042 euro.
3. Stamp duty on the acquisition, heading 1.1: 0.8% of 250,000 = 2,000 euro.
4. Stamp duty on the loan, heading 17.1: 0.6% of 200,000 = 1,200 euro.
5. Deed and land registration at a Casa Pronta desk: 750 euro for a purchase with credit, 375 euro when buying with your own funds.
6. Total: about 10,992 euro, i.e. 4.4% of the purchase price, before any mediation commission.

IMT Jovem: the exemption for buyers up to 35

On a first acquisition of own permanent housing by a buyer aged 35 or under, IMT is due only on the part exceeding 330,539 euro in 2026 - it was 324,058 euro in 2025. The benefit was created by Decreto-Lei n.º 48-A/2024. Between 330,539 and 660,982 euro the marginal rate is 8% with a deductible portion of 26,443.12 euro, so only the excess is taxed; above 660,982 euro the benefit ceases and the general table applies. The exemption also covers stamp duty under heading 1.1 within the same limit.

• The conditions are cumulative: not owning or co-owning another urban residential property on the date of acquisition, nor having owned one in the three preceding years.
• Not being a dependent for IRS purposes in the year of the acquisition, and using the property as own permanent housing.
• In the Azores and Madeira the limits follow the same 25% uplift rule.

The mistake that appears in most estimates

Calculating IMT on the price paid instead of on the VPT. If you buy a property for 200,000 euro whose VPT is 230,000 euro, IMT is charged on the 230,000, not on what you paid. Check the caderneta predial before signing the promissory contract - it is the document that carries the VPT. A second frequent omission is stamp duty itself: many buyers budget IMT and forget that heading 1.1 is due in every purchase.

How 4property helps your agency

Your team has this conversation at every viewing, so the numbers behind it have to come from the property record rather than from memory. In 4property the property card stores the VPT and the caderneta predial, so the cost estimate starts from the right value; the CRM search profiles match the buyer's total budget - price plus IMT, stamp duty, deed and registration - against the portfolio; and mediation contracts hold the term, the exclusivity and the commission, with alerts before each renewal.