IMT Tax Calculator for Property in Lisbon, Portugal
Calculate the IMT (Property Transfer Tax) you need to pay when buying property in Portugal. Get accurate tax calculations for primary residence, secondary homes, and investment properties.
IMT Tax Rates:
Note: Rates are progressive and vary by property value
IMT Tax Calculator
Calculate the IMT (Municipal Property Transfer Tax) for your Portuguese property purchase. This tax is one of the largest upfront costs when buying property.
Property Details
Enter the purchase price or property value
IMT Calculation Results
Tax Breakdown
Tax Rate Information
⚠ Secondary/Investment rates apply
• Urban properties: 0% to 8% (progressive)
• Rural properties: 5% (flat)
• Commercial properties: 6.5% (flat)
• Exempt threshold (Mainland): €101,917
Total Upfront Costs (Estimate)
Important IMT Information
⏰ When IMT is Paid
- • At the time of property transfer
- • Before the deed is signed
- • Usually paid by the buyer
- • Can be financed through mortgage
💡 Tax Planning Tips
- • Consider timing of purchase
- • Explore primary residence benefits
- • Factor IMT into total budget
- • Consult with tax advisor
⚠️ Disclaimer
This calculator provides estimates only. Actual IMT rates may vary based on specific circumstances. Always consult with a Portuguese tax advisor for accurate calculations.
What is IMT Tax in Portugal?
IMT (Imposto Municipal sobre Transmissões Onerosas de Imóveis) is the official Portuguese Property Transfer Tax. It is a one-time tax paid by the buyer before signing the final deed of sale (escritura).
This tax is calculated on the higher of two values: the property purchase price or its official tax value (Valor Patrimonial Tributário - VPT). Our calculator helps you estimate this cost, which is one of the largest upfront expenses when buying real estate in Portugal.
Don't Forget Stamp Duty (Imposto de Selo)!
When you pay IMT, you must also pay Stamp Duty. This is a separate, fixed-rate tax:
- •Property Purchase: A flat rate of 0.8% on the same value used for IMT (purchase price or VPT).
- •Mortgage (if applicable): If you are getting a mortgage, you will pay an additional Stamp Duty of 0.6% on the total loan amount (for loan terms over 5 years).
Our calculator automatically includes the 0.8% Stamp Duty in your "Total Upfront Costs" estimate, so you get a clear picture of what you'll need to pay.
IMT Tax Rates 2025 (Mainland Portugal)
IMT is a progressive tax, meaning the rate increases with the property's value. The rates also depend on the property's type and its intended use.
| Property Value (VPT or Purchase Price) | Marginal Rate | Deduction (Parcela a Abater) |
|---|---|---|
| €0 - €101,917 | 0% | €0 |
| €101,917 - €139,412 | 2% | €2,038.34 |
| €139,412 - €190,086 | 5% | €6,220.70 |
| €190,086 - €316,772 | 7% | €9,003.25 |
| €316,772 - €633,453 | 8% | €12,170.97 |
| €633,453 - €1,102,920 | 6% | Flat rate |
| Over €1,102,920 | 7.5% | Flat rate |
| Property Value (VPT or Purchase Price) | Marginal Rate | Deduction (Parcela a Abater) |
|---|---|---|
| €0 - €101,917 | 1% | €0 |
| €101,917 - €139,412 | 2% | €1,019.17 |
| €139,412 - €190,086 | 5% | €5,201.53 |
| €190,086 - €316,772 | 7% | €9,003.25 |
| €316,772 - €607,528 | 8% | €12,170.97 |
| €607,528 - €1,102,920 | 6% | Flat rate |
| Over €1,102,920 | 7.5% | Flat rate |
How IMT is Actually Calculated: A Worked Example
The Portuguese tax system uses a specific formula to calculate IMT, which is simpler than it looks. It is NOT a cumulative sum of brackets.
The Formula
Where "Deduction" is the Parcela a Abater from the rate tables above
Step-by-Step: Calculating IMT for a €300,000 Primary Residence
Find the Bracket
Look at the "Primary Residence" table above. €300,000 falls into the €190,086 - €316,772 bracket.
Find the Rate & Deduction
From the table:
- • Marginal Rate = 7%
- • Deduction (Parcela a Abater) = €9,003.25
Apply the Formula
IMT = (€300,000 × 7%) - €9,003.25
IMT = €21,000 - €9,003.25
IMT = €11,996.75
Calculate Stamp Duty
IS = €300,000 × 0.8%
IS = €2,400
Total Upfront Tax
Total = €11,996.75 (IMT) + €2,400 (IS)
Total = €14,396.75
This is approximately 4.8% of the property value - a significant upfront cost that must be paid before the escritura.
Major IMT Exemptions & Reductions
Understanding exemptions is key to smart property investment in Portugal. These incentives can save you thousands of euros.
As of 2024, if you are:
- ✓Under 35 years old
- ✓Buying your first property
- ✓And the property is your permanent residence...
...you are 100% EXEMPT from both IMT and Stamp Duty (0.8%) on property purchases up to €316,772.
For properties between €316,772 and €633,453, you are exempt on the first €316,772 and pay tax only on the remaining amount.
Note: You must use the property as your permanent residence for at least 6 years. Our calculator above includes this exemption option - simply check the "First-time buyer under 35" box.
If you buy a property located within a designated "Área de Reabilitação Urbana" (ARU):
- •You are exempt from IMT, provided you start rehabilitation works within 3 years of purchase.
- •You may also be exempt from IMI (annual property tax) for 3 to 5 years after the renovation.
- •You benefit from a reduced VAT rate (6%) on all construction and renovation work.
Lisbon and Porto have extensive ARU zones. This is a crucial factor to discuss with your real estate agent. Properties requiring rehabilitation in these zones offer exceptional value when you factor in the tax savings.
Tip: Our calculator includes an "Urban Renewal Area (ARU)" checkbox to show your potential savings.
The Autonomous Regions of Azores and Madeira offer lower IMT rates to encourage investment.
Key Difference: The exemption threshold is higher in these regions:
- • Mainland Portugal: €101,917 exemption threshold
- • Azores & Madeira: €127,396 exemption threshold (25% higher)
The tax brackets and deductions are also adjusted, resulting in a lower overall tax bill. Our calculator automatically applies these rates if you select "Azores & Madeira" as your location.
When and How to Pay IMT Tax
IMT and Stamp Duty must be paid before you sign the final deed (escritura). You cannot complete the purchase without proof of payment.
The payment is made via the Finanças (Portuguese Tax Authority). Your lawyer or solicitor will handle this for you. They will generate the payment guide (Guia de Pagamento) and ensure it is paid on time.
The payment guide is valid for one day, so it is typically paid on the same day as, or the day before, the final signing.
Why Use Our IMT Calculator?
Get accurate IMT tax calculations for your Portuguese property purchase
Frequently Asked Questions
Common questions about IMT tax in Portugal
IMT (Imposto Municipal sobre Transmissões Onerosas de Imóveis) is the official Portuguese Property Transfer Tax. It is a one-time tax paid by the buyer before signing the final deed of sale (escritura). The tax is calculated on the higher of two values: the property purchase price or its official tax value (Valor Patrimonial Tributário - VPT).
This is a key distinction: IMT is a one-time tax you pay when you BUY the property, while IMI (Imposto Municipal sobre Imóveis) is an annual tax you pay every year for as long as you OWN the property. Think of IMT as the purchase tax and IMI as the ownership tax.
Stamp Duty is another one-time tax (0.8% of the property value) paid alongside the IMT when purchasing property. Think of them as a pair - you will always pay both when buying property in Portugal. Additionally, if you get a mortgage, you pay a separate Stamp Duty of 0.6% on the mortgage amount.
No, you do not pay IMT on the loan amount. However, you do pay a separate Stamp Duty (Imposto de Selo) on the mortgage amount - typically 0.6% for loan terms over 5 years. This is a separate cost from the property purchase taxes.
No. Mainland Portugal has one set of rates, while the Autonomous Regions of Azores and Madeira have their own, lower rates with higher exemption thresholds (€127,396 vs €101,917). Our calculator automatically applies the correct rates based on your selected location.
The VPT is the official tax value of the property, registered with the tax office (Finanças). The IMT is calculated on whichever value is higher: the VPT or the actual purchase price. This prevents underreporting of sale prices.
Generally, no. Companies buying residential property for rental use pay the "Secondary Home" rates. Companies buying commercial property pay a flat 6.5%. However, companies specializing in property resale (i.e., "flipping") can be exempt if they resell the property within 3 years.
If you are 35 or under, buying your first property, and using it as your permanent residence, you are 100% EXEMPT from both IMT and Stamp Duty (0.8%) on property purchases up to €316,772. For properties between €316,772 and €633,453, you are exempt on the first €316,772 and pay tax only on the remaining amount. This is one of the largest tax incentives available.
ARU (Área de Reabilitação Urbana) properties are located in designated Urban Renewal Areas. If you buy a property within an ARU zone and commit to starting rehabilitation works within 3 years of purchase, you are 100% EXEMPT from IMT (for primary residences). You may also be exempt from IMI (annual property tax) for 3-5 years after renovation, and benefit from a reduced VAT rate (6%) on all construction work. Lisbon and Porto have extensive ARU zones - ask your real estate agent for details.
Ready to Calculate Your IMT Tax?
Use our IMT calculator to understand your tax obligations, then connect with verified tax experts for personalized advice.
