IMT Calculator

What is IMT?

IMT (Imposto Municipal sobre as Transmissões Onerosas de Imóveis) is Portugal's property transfer tax, charged every time a residential or commercial property changes hands. It is levied on the higher of the declared purchase price or the Valor Patrimonial Tributário (VPT) — the tax-assessed value — meaning you cannot reduce IMT simply by under-declaring the sale price.

IMT is paid before the public deed (escritura) is signed. You bring the proof of payment — the guia de pagamento — to the notary. Without it, the transaction cannot complete.

Resident or Non-resident: Which Rate Applies?

Your Portuguese tax-residency status on the completion date now determines how a residential purchase is taxed. Since 20 May 2026, Decree-Law 97/2026 added Article 17(10) to the CIMT: a buyer who is not Portuguese tax resident generally pays 7.5% flat IMT on residential property, without the resident exemptions or progressive reductions. This applies whether the home will be used as a main residence, holiday home or investment property.

Portuguese tax residents use the applicable primary-home or secondary-home progressive scale shown below. Becoming resident after completion does not change the amount charged at the deed, although the law provides conditional refund routes if the buyer becomes Portuguese tax resident within two years or meets the qualifying affordable-rental rules. Commercial and rural property retain their separate 6.5% and 5% rates.

2026 Resident IMT Brackets — Primary Residence (Mainland)

For a primary residence on the Portuguese mainland (your habitação própria e permanente), the 2026 progressive scale is:

The formula for progressive bands is: IMT = price × rate − deductible. For the zero band (≤ €106,346), IMT is always zero regardless of the formula. For the flat-rate bands (above €660,982), you simply multiply the full price by the rate.

Example: a primary residence at €280,000 falls in the 7% band. IMT = €280,000 × 7% − €10,457.96 = €9,142.04.

Secondary Homes & Investment Properties

For a Portuguese tax resident, property that is not their permanent registered address is taxed under the secondary scale. The key difference: there is no zero band. The first €106,346 is taxed at 1%, which removes the primary-residence relief entirely. Non-resident residential buyers instead use the flat 7.5% rule above.

Example: a holiday flat at €150,000 → IMT = €150,000 × 5% − €5,427.56 = €2,072.44. The same property bought as a primary residence would attract only: IMT = €150,000 × 5% − €6,491.02 = €1,008.98. The difference is €1,063.46.

Commercial Property, Plots, and Parking

Other urban property, including commercial and industrial units, is taxed at a flat 6.5%. Rural property is taxed separately at 5%.

Autonomous Regions: Madeira and Azores

Madeira and the Azores use separate official bracket tables under Law 21/90, not a flat percentage discount applied after a mainland calculation. For a primary residence at €250,000, mainland IMT is €7,042.04 and regional IMT is €4,427.52.

Tax-Haven Connected Acquirers

A flat 10% IMT can apply where the acquirer is an entity domiciled in, or controlled from, a listed more-favourable tax jurisdiction. CIMT Article 17 includes an exception for individual acquirers, so this checkbox is not a general rule for every person resident in a listed jurisdiction. Confirm entity structures with a tax adviser.

Stamp Duty on the Deed

IMT is not the only tax due at completion. A separate Imposto do Selo (stamp duty) of 0.8% is charged on the purchase price. For a €300,000 purchase that adds another €2,400. If you have a mortgage, a further 0.6% stamp duty applies to the loan amount.

When Is IMT Paid?

You — or your lawyer acting under power of attorney — pay IMT at a tax office (Finanças) or online via Portal das Finanças before the deed. The payment receipt must be presented on the day of signature. Typical timeline: IMT paid D-1 or morning of completion; deed signed at notary or Casa Pronta that afternoon.

Can IMT Be Refunded?

Yes — in limited circumstances. If the transaction is cancelled after IMT is paid, Article 45 of the CIMT allows refund of the tax. You have three years to apply. If the declared price is later found to be below VPT (Finanças can challenge the value), AT will issue an additional IMT assessment.

How MyCasa Uses This Data

MyCasa's property tracker calculates IMT automatically for every listing you save. When you set a budget, the app shows your all-in cost (price + IMT + stamp duty + legal fees) so you never bid at the edge of your capacity and discover a €20,000 shortfall at the notary.