Property Purchase Taxes in Portugal (2026): IMT & Stamp Duty for Non-Residents
What you pay in taxes when buying property in Portugal as a non-resident in 2026 — the flat 7,5% IMT, stamp duty, the tax base, and how the difference can be refunded.
A clear guide to the taxes you pay when buying a home in Portugal as a non-resident, updated for the 2026 rules. Start with our plain-English IMT overview or use the property purchase tax calculator for an instant estimate. This is general information, not tax advice.
The headline rule for non-residents (2026)
If you are not a Portuguese tax resident, you pay a flat IMT rate of 7,5% on a residential property purchase. This was introduced by Decreto-Lei 97/2026 of 20 May 2026 (Diário da República, 1st series, no. 97; new paragraph 10 of article 17 of the IMT Code) and applies since 25 May 2026. It replaces the usual progressive scale — there are no brackets, exemptions or reductions: IMT is 7,5% of the taxable value.
Three things to know immediately:
- The rule is based on tax residency at the time of purchase, not nationality. EU and non-EU buyers are treated exactly the same.
- If you have been a Portuguese tax resident before, the flat rate does not apply to you — the normal rates apply from the start.
- It applies to urban property used exclusively for housing (a house or an apartment), whether it will be your main home or a second home. Rustic land (5%) and other urban property such as commercial units (6,5%) follow their own rates.
How is IMT calculated?
- Taxable value (V) = the higher of the price in the deed and the property’s tax value (VPT — Valor Patrimonial Tributário) (IMT Code, art. 12(1)).
- Non-resident buying housing: IMT = V × 7,5%. No brackets and no deduction.
- Resident buyer: the progressive tables apply. Inside a progressive bracket, IMT = V × marginal rate − deduction (parcela a abater). In the two flat brackets, IMT = V × 6% or V × 7,5%, with no deduction.
Resident tables for the Mainland in 2026 (AT Ofício Circulado 40129/2026). Each bracket covers values above the previous limit, up to and including its own limit.
Main and permanent home (Table I)
| Taxable value (V) up to | Marginal 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 € | flat 6% | — |
| above 1.150.853 € | flat 7,5% | — |
Second home or other housing (Table III)
| Taxable value (V) up to | Marginal rate | Deduction |
|---|---|---|
| 106.346 € | 1% | — |
| 145.470 € | 2% | 1.063,46 € |
| 198.347 € | 5% | 5.427,56 € |
| 330.539 € | 7% | 9.394,50 € |
| 633.931 € | 8% | 12.699,89 € |
| 1.150.853 € | flat 6% | — |
| above 1.150.853 € | flat 7,5% | — |
Worked example — 350.000 € on the Mainland:
- Non-resident: 350.000 € × 7,5% = 26.250,00 €
- Resident, second home (Table III): 350.000 € × 8% − 12.699,89 € = 15.300,11 €
- Resident, main home (Table I): 350.000 € × 8% − 13.763,35 € = 14.236,65 €
What taxes will I pay in total?
When you buy, budget for three items:
| Tax | Rate | Applies to |
|---|---|---|
| IMT (transfer tax) | 7,5% flat (non-resident) | The tax base (see below) |
| Stamp duty on the purchase | 0,8% | The same tax base, for everyone |
| Stamp duty on the mortgage | 0,6% (loan term of 5 years or more) or 0,5% (1 year to under 5 years) | The loan amount — only if you finance |
Worked example — a 350.000 € home, non-resident, with a 245.000 € mortgage (a 30% deposit), assuming the price is not below the VPT:
- IMT: 7,5% × 350.000 € = 26.250 €
- Purchase stamp duty: 0,8% × 350.000 € = 2.800 €
- Mortgage stamp duty: 0,6% × 245.000 € = 1.470 €
- Total purchase taxes = 30.520 €
This is on top of your down payment, notary, and registration costs.
What is the “tax base”?
IMT and the 0,8% stamp duty are charged on the higher of two figures: the price you pay, or the property’s official taxable value (VPT — Valor Patrimonial Tributário) registered with the tax authority (IMT Code, art. 12(1); Stamp Duty Code, art. 9(4)). If the VPT is higher than your price, your tax is calculated on the VPT — so it’s worth checking it before you commit.
Can I get the 7,5% reduced or refunded?
Yes — the extra cost can be temporary rather than permanent. You pay the 7,5% at purchase, and you can then ask the tax authority to cancel the difference between the 7,5% you paid and the normal resident rates if, after buying, you either:
- Become a Portuguese tax resident within two years of the purchase, or
- Let the property as a home at a moderate rent — a lease signed within 6 months of the purchase, with a monthly rent within the legal limit (2,5 times the 2026 national minimum monthly wage, i.e. 2.300 €; the limit can be updated by ministerial order), and let for at least 36 months, consecutive or not, during the first 5 years.
The request must be filed within six months of becoming resident or of signing the qualifying lease (IMT Code, art. 17(11)–(12)). The tax authority processes it as a reclamação graciosa (AT Ofício-Circulado 40131/2026). The six months is the deadline to file the request; the law does not set a date by which the refund is paid.
If you have been a Portuguese tax resident before, you don’t need this route: the normal rates apply from the start.
What if we buy as a couple or with co-owners?
The tax authority’s guidance (AT Ofício-Circulado 40131/2026 of 4 September 2026) sets out how the rule applies:
- Co-owners are assessed one by one, each for their own share — the residency test is applied to each co-owner individually.
- Spouses married under a community-of-property regime pay 7,5% only if both are non-resident and neither has ever been a Portuguese tax resident. If either spouse becomes a Portuguese tax resident within two years, the couple can ask for the difference to be cancelled.
- A single buyer (including spouses married under separation of property) follows the general rule.
How much more do non-residents actually pay?
It depends entirely on the price, because the resident scale is progressive while your rate is flat. Mainland, 2026 tables, taxable value = price:
| Price | Resident, main home | Resident, second home | Non-resident (7,5%) | Extra vs resident second home |
|---|---|---|---|---|
| 200.000 € | 3.542,04 € | 4.605,50 € | 15.000,00 € | +10.394,50 € |
| 350.000 € | 14.236,65 € | 15.300,11 € | 26.250,00 € | +10.949,89 € |
| 500.000 € | 26.236,65 € | 27.300,11 € | 37.500,00 € | +10.199,89 € |
| 700.000 € | 42.000,00 € | 42.000,00 € | 52.500,00 € | +10.500,00 € |
| 1.000.000 € | 60.000,00 € | 60.000,00 € | 75.000,00 € | +15.000,00 € |
| 1.200.000 € | 90.000,00 € | 90.000,00 € | 90.000,00 € | 0 € |
At the prices shown from 200.000 € to 700.000 €, a non-resident pays between 10.199,89 € and 10.949,89 € more than a resident buying a second home, and between 10.500,00 € and 12.013,35 € more than a resident buying a main home. In the upper range the gap grows: above 633.931 € (second home) or 660.982 € (main home) and up to 1.150.853 €, a resident pays a flat 6% against the non-resident 7,5%, so the difference rises with the price — +15.000,00 € at 1.000.000 € and about 17.262,80 € at 1.150.853 €, the largest gap. Above 1.150.853 €, a resident also pays a flat 7,5%, so there’s no difference at all. The stamp-duty rates are the same for residents and non-residents.
When is IMT paid?
IMT must be paid on the day of the assessment or within the following 30 days, otherwise the assessment lapses (IMT Code, art. 36(1), as amended by Decreto-Lei 97/2026, applicable since 25 May 2026; before, the deadline was the same day or the first working day after). The deed cannot be signed without proof that IMT has been paid (art. 49(1)), so in practice it is paid before the deed (escritura). Your lawyer or solicitor normally handles the assessment (Modelo 1) and payment as part of completion.
Common pitfalls for international buyers
- VPT surprises — if the registered value exceeds your price, your tax goes up. Check it early.
- Payment timing — IMT is due before the deed, so the funds must be in place in time.
- You’ll need a Portuguese NIF — and possibly a power of attorney if you’re completing remotely.
- Currency — if your funds are in another currency, factor exchange-rate movement into your budget.
How do I get an exact figure?
Use our 2026 property purchase tax calculator — enter the price, your buyer status, the region and whether you’re financing, and it returns IMT, both stamp duties and the total. For your specific purchase, your Portugal Mortgage adviser will give you a full cost breakdown alongside your mortgage proposals, so there are no surprises at the deed. Financing the purchase? See our mortgages for foreigners & non-residents guide and the non-resident mortgage FAQ.
Figures reflect Decreto-Lei 97/2026 of 20 May 2026, the 2026 IMT tables (AT Ofício Circulado 40129/2026) and AT Ofício-Circulado 40131/2026 of 4 September 2026. In the Azores and Madeira the resident bracket limits are 1,25 times the Mainland limits (Tables IV to VI of the same circular). This is general information and does not constitute tax or legal advice; confirm your position with a qualified professional before purchase.