How much does it cost to buy a home in Portugal at each price? (2026)
On top of the price, a home in Portugal costs IMT, which climbs with the price, 0.8% stamp duty, and deed, registration and lawyer fees. The tables on this page give the total at every price from €100,000 to €1.5 million for three buyers: a resident buying their own home, a resident buying a second home, and a non-resident, who pays a flat 7.5% IMT.
Key facts
- IMT is charged in brackets, so its share of the price grows with the price, up to a single 7.5% above €1,150,853 (CIMT art. 17(1)).
- Stamp duty is a constant 0.8% of the price or tax value (Stamp Duty Table, item 1.1).
- Both taxes use the higher of the price and the tax value (VPT), so a high VPT raises the bill (CIMT art. 12(1)).
- Casa Pronta deed and registration costs €375 for a cash purchase and €700 with a mortgage (Regulamento Emolumentar, art. 27-A).
- Since 25 May 2026 a non-resident pays a flat 7.5% IMT at any price (CIMT art. 17(10)).
How much does it cost to buy a home in Portugal at each price?
For a tax-resident buyer of their own permanent home on the mainland:
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €100,000 | €800 | €1,875 | €2,675 | €2,175 to €4,000 | 2.67% |
| €150,000 | €2,208.98 | €2,250 | €4,458.98 | €4,083.98 to €5,908.98 | 2.97% |
| €200,000 | €5,142.04 | €2,875 | €8,017.04 | €7,517.04 to €9,842.04 | 4.01% |
| €250,000 | €9,042.04 | €3,500 | €12,542.04 | €11,917.04 to €14,742.04 | 5.02% |
| €300,000 | €12,942.04 | €4,125 | €17,067.04 | €16,317.04 to €19,642.04 | 5.69% |
| €400,000 | €21,436.65 | €5,375 | €26,811.65 | €25,811.65 to €30,136.65 | 6.70% |
| €500,000 | €30,236.65 | €6,625 | €36,861.65 | €35,611.65 to €40,936.65 | 7.37% |
| €750,000 | €51,000 | €9,750 | €60,750 | €58,875 to €66,700 | 8.10% |
| €1,000,000 | €68,000 | €12,875 | €80,875 | €78,375 to €88,700 | 8.09% |
| €1,500,000 | €124,500 | €19,125 | €143,625 | €139,875 to €155,200 | 9.57% |
The fees in these tables are estimates with a low and a high figure: deed and registration costs depend on the route chosen and on whether there is a mortgage (see notary and registration fees), and lawyers set their own fees. The taxes are exact when the price is at or above the property’s tax value.
What does a second home cost at each price?
A home that will not be the buyer’s permanent residence pays IMT on the “other housing” table, which starts at 1% on the first euro:
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €100,000 | €1,800 | €1,875 | €3,675 | €3,175 to €5,000 | 3.67% |
| €150,000 | €3,272.44 | €2,250 | €5,522.44 | €5,147.44 to €6,972.44 | 3.68% |
| €200,000 | €6,205.50 | €2,875 | €9,080.50 | €8,580.50 to €10,905.50 | 4.54% |
| €250,000 | €10,105.50 | €3,500 | €13,605.50 | €12,980.50 to €15,805.50 | 5.44% |
| €300,000 | €14,005.50 | €4,125 | €18,130.50 | €17,380.50 to €20,705.50 | 6.04% |
| €400,000 | €22,500.11 | €5,375 | €27,875.11 | €26,875.11 to €31,200.11 | 6.97% |
| €500,000 | €31,300.11 | €6,625 | €37,925.11 | €36,675.11 to €42,000.11 | 7.59% |
| €750,000 | €51,000 | €9,750 | €60,750 | €58,875 to €66,700 | 8.10% |
| €1,000,000 | €68,000 | €12,875 | €80,875 | €78,375 to €88,700 | 8.09% |
| €1,500,000 | €124,500 | €19,125 | €143,625 | €139,875 to €155,200 | 9.57% |
What does a non-resident pay at each price?
Since 25 May 2026, a non-resident pays a flat 7.5% IMT on any home (CIMT art. 17(10)), so the IMT share of the price is the same at every price:
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €100,000 | €8,300 | €1,875 | €10,175 | €9,675 to €11,500 | 10.17% |
| €150,000 | €12,450 | €2,250 | €14,700 | €14,325 to €16,150 | 9.80% |
| €200,000 | €16,600 | €2,875 | €19,475 | €18,975 to €21,300 | 9.74% |
| €250,000 | €20,750 | €3,500 | €24,250 | €23,625 to €26,450 | 9.70% |
| €300,000 | €24,900 | €4,125 | €29,025 | €28,275 to €31,600 | 9.68% |
| €400,000 | €33,200 | €5,375 | €38,575 | €37,575 to €41,900 | 9.64% |
| €500,000 | €41,500 | €6,625 | €48,125 | €46,875 to €52,200 | 9.63% |
| €750,000 | €62,250 | €9,750 | €72,000 | €70,125 to €77,950 | 9.60% |
| €1,000,000 | €83,000 | €12,875 | €95,875 | €93,375 to €103,700 | 9.59% |
| €1,500,000 | €124,500 | €19,125 | €143,625 | €139,875 to €155,200 | 9.57% |
A buyer who becomes tax resident within 2 years, or who lets the home at a moderate rent, can claim back the difference from the normal tables. See the non-resident buyers guide.
What does a young first-time buyer pay at each price?
A buyer aged 35 or under buying a first home to live in pays no IMT and no stamp duty up to €330,539 (CIMT art. 9(2); Stamp Duty Code art. 7-A):
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €150,000 | €0 | €2,250 | €2,250 | €1,875 to €3,700 | 1.50% |
| €250,000 | €0 | €3,500 | €3,500 | €2,875 to €5,700 | 1.40% |
| €330,000 | €0 | €4,500 | €4,500 | €3,675 to €7,300 | 1.36% |
| €400,000 | €6,112.57 | €5,375 | €11,487.57 | €10,487.57 to €14,812.57 | 2.87% |
| €500,000 | €14,912.57 | €6,625 | €21,537.57 | €20,287.57 to €25,612.57 | 4.31% |
| €660,000 | €28,992.57 | €8,625 | €37,617.57 | €35,967.57 to €42,892.57 | 5.70% |
| €750,000 | €48,355.69 | €9,750 | €58,105.69 | €56,230.69 to €64,055.69 | 7.75% |
Not confirmed: highlighted figures include Stamp duty (Imposto do Selo, 0.8%), buyer aged 35 or under, above €660,982.
The conditions are in the under-35 exemption guide.
Where do the IMT brackets change?
The cost jumps fastest just above each bracket limit. For an own permanent home on the mainland:
| Bracket | Upper limit | Marginal rate |
|---|---|---|
| 1 | €106,346 | 0% |
| 2 | €145,470 | 2% |
| 3 | €198,347 | 5% |
| 4 | €330,539 | 7% |
| 5 | €660,982 | 8% |
| 6 | €1,150,853 | 6% on the whole value |
| 7 | no limit | 7.5% on the whole value |
Above €660,982 the single rate applies to the whole value, so the share of the price taxed stops climbing.
Does a high tax value change the cost?
Yes. IMT and stamp duty are charged on the higher of the price and the property’s tax value, the valor patrimonial tributário (VPT) shown on its land register record (CIMT art. 12(1)). The same €300,000 purchase with a tax value of €350,000:
| Line | Kind | Amount | Estimate range | Share of price |
|---|---|---|---|---|
| IMT (property transfer tax), own permanent home | Tax | €14,236.65 | 4.75% | |
| Stamp duty (Imposto do Selo, 0.8%) | Tax | €2,800 | 0.93% | |
| Lawyer (market rate) | Fee, estimate | €3,750 | €3,000 to €6,000 | 1.25% |
| Deed and land registration (Casa Pronta) | Fee, estimate | €375 | €375 to €700 | 0.13% |
| Taxes | €17,036.65 | 5.68% | ||
| Fees, typical | €4,125 | €3,375 to €6,700 | 1.38% | |
| Total on top of the price | €21,161.65 | €20,411.65 to €23,736.65 | 7.05% |
Are costs lower in Madeira and the Azores?
For tax-resident buyers, IMT is lower or equal because the brackets are 25% higher; stamp duty and fees are the same. See Madeira and the Azores vs mainland Portugal.
What this guide does not cover
- Mortgage costs, including stamp duty on the loan (see stamp duty in Portugal).
- Estate agent fees and moving costs.
- VAT on new builds, which is included in the price.
- Annual property taxes (IMI and AIMI).
Questions people ask
How much are closing costs when buying a house in Portugal?
They depend on the price, the use and the buyer's residence. IMT is the largest part and climbs with the price; stamp duty adds 0.8%; deed, registration and lawyer fees add the rest. The tables on this page give the total at each price.
Why do buying costs rise faster than the price in Portugal?
Because IMT is charged in brackets: the 0% to 8% bands for an own home mean a larger share is taxed at higher rates as the price rises, until a single 6% applies from €660,982 and 7.5% from €1,150,853 (CIMT art. 17(1)(a)).
Can the tax be higher than the price suggests?
Yes. IMT and stamp duty are charged on the higher of the price and the property's tax value (VPT), so if the VPT is above the price, both taxes are worked out on the VPT (CIMT art. 12(1)).
Sources
- Código do IMT, article 17 (rates)Portal das Finanças (Autoridade Tributária e Aduaneira)
- Código do IMT, full consolidated text (article 12, taxable value)Portal das Finanças (Autoridade Tributária e Aduaneira)
- Código do Imposto do Selo and Tabela Geral (item 1.1)Portal das Finanças (Autoridade Tributária e Aduaneira)
- Custos dos serviços (Regulamento Emolumentar dos Registos e Notariado)Instituto dos Registos e do Notariado
Behind the figures
Every amount on this page is worked out by the engine from rule files that cite these pages.