IMT in Portugal 2026: property transfer tax tables and calculator
When you buy a home in Portugal you pay IMT (property transfer tax) and 0.8% Stamp Duty before the deed, on the higher of the price and the tax-assessed value (VPT).
How it is calculated
- Take the higher of the price and the VPT.
- Pick the table: own permanent home, second home, rural land or other urban property (Madeira and the Azores have brackets 25% higher).
- Apply value × rate − deduction (the top two brackets use a flat rate on the whole value).
- Add 0.8% Stamp Duty.
- Check whether IMT Jovem applies.
IMT 2026 — own permanent home (Mainland)
| Value up to | Rate | Deduction |
|---|---|---|
| €106,346 | 0% | — |
| €145,470 | 2% | €2,126.92 |
| €198,347 | 5% | €6,491.02 |
| €330,539 | 7% | €10,457.96 |
| €660,982 | 8% | €13,763.35 |
| €1,150,853 | 6% (flat) | — |
| above | 7.5% (flat) | — |
Source: AT Ofício Circulado 40129/2026. Second homes start at 1%; rural land pays 5% and other urban property 6.5%.
Worked example: a €250,000 home
IMT: €250,000 × 7% = €17,500 − €10,457.96 = €7,042.04. Stamp Duty: €2,000. Total: €9,042.04. As a second home the IMT would be €8,105.50; in Madeira or the Azores, as a permanent home, €4,427.52.
Non-residents
Since 25 May 2026, non-resident buyers of residential property pay a flat 7.5% IMT with no exemptions (Decree-Law 97/2026), unless they become tax resident within two years or rent the property out under the conditions of the law. On €250,000 that is €18,750 plus €2,000 Stamp Duty. See the guide for foreigners.
IMT Jovem (35 or under)
First own permanent home: no IMT and no Stamp Duty up to €330,539; between €330,539 and €660,982 you pay 8% and 0.8% only on the excess. You must be 35 or under, not a dependant, and not have owned a home in the previous 3 years; you must move in within 6 months and keep it as your home for 6 years. With two buyers, only the qualifying buyer's share benefits.
Above €660,982 IMT Jovem gives no benefit at all. A €799,000 home pays 6% IMT (€47,940) plus €6,392 Stamp Duty — €54,332 — whatever the buyer's age. At €660,982 a young buyer pays €29,078.98; at €661,000, €44,948.
| Case | IMT | Stamp | Total |
|---|---|---|---|
| €250,000, IMT Jovem | €0 | €0 | €0 |
| €400,000, standard | €18,236.65 | €3,200.00 | €21,436.65 |
| €400,000, IMT Jovem | €5,556.88 | €555.69 | €6,112.57 |
| €799,000, with or without IMT Jovem | €47,940.00 | €6,392.00 | €54,332.00 |
Buying with someone else
If two people buy together and only one qualifies for IMT Jovem, the exemption applies to that person's share. On a €250,000 home bought half-and-half, one half is exempt and the other pays half the normal tax: €3,521.02 IMT and €1,000 Stamp Duty, €4,521.02 in total instead of €9,042.04.
Common mistakes
- Using the price when the VPT is higher. Tax is due on whichever is higher.
- Forgetting the 0.8% Stamp Duty — €2,000 on a €250,000 home.
- Assuming IMT Jovem covers any price. Full exemption stops at €330,539, the partial one at €660,982, and above that there is none.
- Declaring a buy-to-let as your own home. If you do not move in, the AT can claim the difference.
FAQ
When is IMT paid?
Before the deed: the assessment is requested from the tax office (or by the notary, lawyer or solicitor handling the sale) and proof of payment is needed on signing day. After that you pay annual IMI — see the IMI guide.
What changes in 2027?
The 2027 budget proposal raises the brackets by 2.3% (IMT Jovem up to €338,141). It is still a proposal — see 2027 changes.
Can I lose the IMT Jovem exemption later?
Yes, if you do not move in within 6 months or use the home for something else (renting it out, for example) within 6 years.
Is IMT Jovem the same as IRS Jovem?
No — IRS Jovem is an income tax exemption with different rules.