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.

2026 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 (≤ €101,917), IMT is always zero regardless of the formula. For the flat-rate bands (above €633,453), 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% − €10,023.42 = €9,576.58.

Secondary Homes & Investment Properties

Properties that are not your permanent registered address are taxed under the secondary scale. The key difference: there is no zero band. The first €101,917 is taxed at 1%, which removes the primary-residence relief entirely.

Example: a holiday flat at €150,000 → IMT = €150,000 × 5% − €5,201.53 = €2,298.47. The same property bought as a primary residence would attract only: IMT = €150,000 × 5% − €6,221.70 = €1,278.30. The difference (€1,020.17) is the cost of not registering the address.

Commercial Property, Plots, and Parking

Commercial real estate, undeveloped land, industrial units, and standalone parking spaces not acquired with a residential unit are taxed at a flat 6.5%. There are no progressive bands, no deductibles, and no regional discounts.

Autonomous Regions: Madeira and Azores

Both the Autonomous Region of Madeira and the Azores apply a 20% discount to the IMT liability calculated under the mainland scale. For a primary residence at €250,000 on mainland Portugal IMT is €7,476.58; in Madeira or the Azores the same purchase attracts only €5,981.26.

Tax-Haven Sellers

If the seller is domiciled in a jurisdiction on the Portuguese tax-haven blacklist (Portaria 150/2004 and updates), the buyer must pay a flat 10% IMT on the full price regardless of the property type or region. This affects, for example, properties held in offshore structures registered in British Virgin Islands, Cayman Islands, Panama, and certain other jurisdictions. Always verify the seller's fiscal domicile with your lawyer before exchange.

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 Casa Uses This Data

Casa'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.