How IMT is Calculated in Portugal (2026)
Updated for the 2026 tax changes
Reflects Law 73-A/2025 (new brackets, IMT Jovem thresholds) and Decree-Law 97/2026 (7.5% flat rate for non-residents, in force since 25 May).
Practical guide to Portugal's IMT table (2026), tax base (price vs VPT), and stamp duty calculation.
What is IMT in Portugal?
IMT (Imposto Municipal sobre as Transmissões Onerosas de Imóveis) is the property transfer tax paid when buying real estate in Portugal. It's typically paid before the deed signing.
The amount you pay depends on several factors. Use our IMT calculator Portugal, which shows the full breakdown in realtime.
IMT depends on:
- Property use — primary residence (HPP) vs secondary/rental
- Location — Mainland vs Autonomous Regions (Azores/Madeira)
- Tax base — the higher of purchase price or VPT
- Special regimes — IMT Jovem, company rules
IMT and Stamp Duty in Portugal
When buying property in Portugal, you typically pay two types of stamp duty in addition to IMT:
- Purchase stamp duty — 0.8% of tax base; IMT Jovem buyers get a credit of up to €2,644.31 (dedução à coleta, CIS art. 7.º-A)
- Mortgage stamp duty — only if financing (rate depends on loan term)
- Bank-fee stamp duty— 4% on the lender's loan commissions (verba 17.3.4); moving an existing mortgage to another bank is exempt from the loan duty
Important note
Stamp duty is separate from IMT — your total cost can be significantly higher than just IMT alone. Our calculator shows the full breakdown.
Tax Base: Price vs VPT (higher applies)
A common surprise: IMT isn't always calculated on the purchase price. The tax base is the higher of:
- The transaction price (what you're paying)
- The VPT (Valor Patrimonial Tributário) — the fiscal value registered with the Tax Authority
If VPT is higher than the price, you'll pay more IMT than expected. Check below:
The tax base uses the purchase price (higher value).
Use this base in calculatorIn most cases, the tax base is the higher of the purchase price or VPT.
IMT Table Portugal 2026 (brackets and scenarios)
The 2026 IMT table uses progressive brackets with different thresholds for:
- Primary residence (HPP) vs secondary/rental properties
- Mainland vs Azores/Madeira — the Autonomous Regions have 25% higher bracket thresholds (Lei n.º 21/90). The uplift applies only to the housing brackets: rates, the flat 5%/6.5%/7.5%/10% categories, and stamp duty are the same nationwide
- IMT Jovem (youth exemption) — separate table with higher limits
Explore the brackets below and see which applies to your situation:
These are the official 2026 brackets used by the calculator.
Calculate IMT with this scenarioIn the Azores and Madeira the bracket thresholds are 25% higher than on the mainland. All six official tables are below — the same ones the calculator applies.
Main and permanent home — mainland
| Value the IMT is charged on | Rate | Deductible amount |
|---|---|---|
| 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 rate) | — |
| Over €1,150,853 | 7.5% (flat rate) | — |
Source: Ofício Circulado no. 40129/2026 (Portuguese Tax Authority) · Calculate with this scenario
Second home and rental — mainland
| Value the IMT is charged on | Rate | Deductible amount |
|---|---|---|
| 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 rate) | — |
| Over €1,150,853 | 7.5% (flat rate) | — |
Source: Ofício Circulado no. 40129/2026 (Portuguese Tax Authority) · Calculate with this scenario
IMT Jovem (youth exemption) — mainland
| Value the IMT is charged on | Rate | Deductible amount |
|---|---|---|
| Up to €330,539 | 0% | — |
| €330,539 — €660,982 | 8% | €26,443.12 |
| €660,982 — €1,150,853 | 6% (flat rate) | — |
| Over €1,150,853 | 7.5% (flat rate) | — |
Source: Ofício Circulado no. 40129/2026 (Portuguese Tax Authority) · Calculate with this scenario
Main and permanent home — Azores and Madeira
| Value the IMT is charged on | Rate | Deductible amount |
|---|---|---|
| Up to €132,933 | 0% | — |
| €132,933 — €181,838 | 2% | €2,658.66 |
| €181,838 — €247,934 | 5% | €8,113.80 |
| €247,934 — €413,174 | 7% | €13,072.48 |
| €413,174 — €826,228 | 8% | €17,204.22 |
| €826,228 — €1,438,566 | 6% (flat rate) | — |
| Over €1,438,566 | 7.5% (flat rate) | — |
Source: Ofício Circulado no. 40129/2026 (Portuguese Tax Authority) · Calculate with this scenario
Second home and rental — Azores and Madeira
| Value the IMT is charged on | Rate | Deductible amount |
|---|---|---|
| Up to €132,933 | 1% | — |
| €132,933 — €181,838 | 2% | €1,329.33 |
| €181,838 — €247,934 | 5% | €6,784.47 |
| €247,934 — €413,174 | 7% | €11,743.15 |
| €413,174 — €792,414 | 8% | €15,874.89 |
| €792,414 — €1,438,566 | 6% (flat rate) | — |
| Over €1,438,566 | 7.5% (flat rate) | — |
Source: Ofício Circulado no. 40129/2026 (Portuguese Tax Authority) · Calculate with this scenario
IMT Jovem (youth exemption) — Azores and Madeira
| Value the IMT is charged on | Rate | Deductible amount |
|---|---|---|
| Up to €413,174 | 0% | — |
| €413,174 — €826,228 | 8% | €33,053.92 |
| €826,228 — €1,438,566 | 6% (flat rate) | — |
| Over €1,438,566 | 7.5% (flat rate) | — |
Source: Ofício Circulado no. 40129/2026 (Portuguese Tax Authority) · Calculate with this scenario
How brackets work (deduction system)
Portugal uses a "deduction" system rather than truly progressive taxation. This means:
Find your bracket
Based on tax base, use, and location
Apply marginal rate
Multiply entire tax base by the bracket rate
Subtract deduction
The "deduction" corrects for lower bracket portions
IMT = (€300,000.00 × 7%) − €10,457.96 = €10,542.04This uses the same logic as the main calculator. For full breakdown including stamp duty, use the calculator.
Mortgage Stamp Duty
If you finance your purchase with a mortgage, there's an additional stamp duty:
- Loans ≥ 5 years: 0.6% of loan amount
- Loans of 1 to under 5 years: 0.5% of loan amount
- Loans under 1 year: 0.04% per month
Calculate your mortgage stamp duty:
Mortgage stamp duty is separate from purchase stamp duty and IMT.
IMT Jovem (Youth Exemption) in 2026
IMT Jovem is a tax benefit for buyers aged ≤35 who haven't owned a home in the last 3 years:
- Full exemption — up to €330,539 (Mainland) or €413,174 (Azores/Madeira)
- Partial exemption — reduced rates up to €660,982 / €826,228
- Must be for permanent primary residence (HPP)
- Must file Modelo 1 do IMT before the deed
- Cannot be a tax dependent in the year of purchase
Buying with a non-eligible partner?
If you buy with someone over 35, only the eligible buyer's share gets the exemption.
Companies & Non-Residents
Special rules apply for corporate buyers and non-residents:
Company purchases
Companies use secondary rates (no HPP). Tax haven entities pay 10% flat rate.
IMT when buying through a companyNon-residents
Since 25 May 2026: flat 7.5% rate on residential property. Refund possible if you become tax-resident within 2 years (individuals) or rent at moderate rates.
IMT for non-residents: the 7.5% flat rateOfficial Sources
This calculator uses rates from official Portuguese tax authority sources:
- Código do IMT (CIMT) — Official IMT code
- Portal das Finanças — Tax Authority portal
- Lei n.º 73-A/2025 — 2026 State Budget (updated 2026 brackets and IMT Jovem thresholds)
- Decreto-Lei n.º 48-A/2024 — created the IMT Jovem regime (rules and stamp-duty credit, in force since 1 August 2024)
- Decreto-Lei n.º 97/2026 — flat 7.5% IMT for non-resident buyers of housing (in force since 25 May 2026)
- Ofício Circulado n.º 40129/2026 (PDF) — Tax Authority practical tables for 2026