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. For an instant estimate, use our property purchase tax calculator. 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 and is already in force. It replaces the usual progressive scale — there are no lower brackets, deductions or own-home reductions applied by default.
Two things to know immediately:
- The rule is based on tax residency, not nationality. EU and non-EU buyers are treated exactly the same.
- It applies to urban residential property. Land, commercial property and rural buildings are not affected and follow the normal rates.
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% | Always, for everyone |
| Stamp duty on the mortgage | 0,6% (loan ≥ 5 years) or 0,5% (1–5 years) | Only if you finance |
Worked example — a 350.000 € home, non-resident, with a 245.000 € mortgage:
- 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. 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 can 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 under a moderate-rent contract — a lease with rent up to 2.300 €/month, signed within 6 months and kept in place for at least 36 months during the first 5 years.
The refund request is made to the tax authority within six months of becoming resident or signing the qualifying lease.
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. For a second home / investment property on the Mainland:
| Price | Resident IMT (approx.) | Non-resident IMT (7,5%) | Extra |
|---|---|---|---|
| 200.000 € | 4.606 € | 15.000 € | +10.394 € |
| 350.000 € | 15.299 € | 26.250 € | +10.951 € |
| 500.000 € | 27.300 € | 37.500 € | +10.200 € |
| 700.000 € | 42.000 € | 52.500 € | +10.500 € |
| 1.200.000 € | 90.000 € | 90.000 € | 0 € |
The flat rate has its biggest relative impact in the 200k–700k € range — typically around 10.000–11.000 € extra. Above roughly 1,15M €, a resident pays the same 7,5% anyway, so there’s no difference at all.
When is IMT paid?
IMT must be settled before the deed (escritura), and you now have up to 30 days from the assessment to pay (a recent easing of the old same-day rule). 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 the 2026 IMT tables (AT Ofício Circulado 40129/2026) and Decreto-Lei 97/2026. Regional rates differ in the Azores and Madeira (thresholds 25% higher). This is general information and does not constitute tax or legal advice; confirm your position with a qualified professional before purchase.