How IMT is Calculated in Portugal (2026)
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 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, always applies
- Mortgage stamp duty — only if financing (rate depends on loan term)
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:
In 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 (Autonomous Regions have 25% higher thresholds)
- 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.
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 = (tax base × rate) − deductionThis 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 1–5 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 young buyers (≤35 years) purchasing their first home:
- Full exemption — up to €330,539 (Mainland) or €413,174 (Azores/Madeira)
- Partial exemption — reduced rates up to €660,982 / €826,227
- Must be for permanent primary residence (HPP)
- Subject to eligibility conditions
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.
Learn moreNon-residents
Same rates apply, but HPP is harder to claim. Additional considerations for tax planning.
Learn moreOfficial Sources
This calculator uses rates from official Portuguese tax authority sources:
- Código do IMT (CIMT) — Official IMT code
- Portal das Finanças — Tax Authority portal