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IMT Calculator (Portuguese Property Transfer Tax)

How much IMT will you pay when buying a home? This calculator estimates Portugal’s property transfer tax (IMT) from the deed price (or the VPT, if higher) and what the property is for: own permanent home, second home, land or other building. See the amount, the rate applied and how it is reached.

IMT is charged on the higher of the deed price and the VPT. Enter both. The calculator uses the higher. Mainland (Continente) tables, 2026 limits.

IMT to pay
€7,042.04

How the IMT is reached

Taxable value (the higher)€250,000.00
Rate applied7%
− Deduction−€10,457.96
= IMT to pay€7,042.04

Educational estimate, not tax or financial advice. It computes the base IMT of an acquisition in mainland Portugal; it does not include Stamp Duty (0.8%), IMT Jovem or the Madeira/Azores tables. Confirm the figures before the deed.

Video: how to use the calculator

What IMT is and who pays it

The Imposto Municipal sobre as Transmissões Onerosas de Imóveis (IMT) is a one-off tax paid by whoever buys a property in Portugal. It is due before the deed (without proof of payment the purchase cannot go ahead) and the revenue goes to the municipality. Unlike IMI (which is annual), IMT is paid only at the moment of purchase.

How it is calculated

IMT is charged on the higher of two values: the value declared in the deed (the price) or the property’s taxable value (VPT). A rate is then applied that depends on what the property is for. For housing (own permanent home or secondary), the rate is progressive in brackets: you multiply the value by the bracket rate and subtract the "parcela a abater" (deduction). As a formula: IMT = value × rate − deduction. Rural buildings pay a flat 5% and other urban buildings 6.5%.

The exemption and the 2026 brackets

Buying an own permanent home is exempt from IMT up to €106,346 in 2026 (the first bracket is 0%). Above that, the marginal rate rises through brackets (2%, 5%, 7% and 8%) up to single flat rates of 6% and 7.5% on higher-value properties. A non-permanent home (a second home or buy-to-let) follows its own table, without the exempt bracket: it starts straight at 1%. The bracket limits are updated each year by the State Budget.

Worked example

Someone buying an own permanent home for €250,000 (with a lower VPT) falls in the 7% bracket: IMT = 250,000 × 7% − €10,457.96 = €7,042.04. If the same home were a second residence, the secondary-housing table would apply (7%, deduction €9,394.50), giving €8,105.50, more, because it has no exempt bracket. On top of this there is also Stamp Duty (0.8%), which this calculator does not include.

Frequently asked questions

How is IMT calculated in 2026?
A rate is applied to the higher of the deed price and the property’s VPT. For housing, the rate is progressive in brackets and a deduction is subtracted: IMT = value × rate − deduction. Rural buildings pay 5% and other urban buildings 6.5%. The bracket limits were raised by about 2% in the 2026 State Budget.
Who is exempt from IMT when buying a home?
Buying an own permanent home is exempt from IMT up to €106,346 in 2026. There is also IMT Jovem: buyers up to age 35 purchasing their first own permanent home are exempt up to €330,539 in 2026. This calculator applies the general exemption (the 0% bracket); IMT Jovem is explained in the article.
Is IMT charged on the price or on the VPT?
On the higher of the two. The purchase price is usually above the taxable value (VPT), so IMT is normally charged on the price. But if the VPT is higher than the deed value, the VPT is used. Enter both in the calculator and it uses the higher.
What is the difference between IMT and IMI?
IMT is paid once, at the moment you buy the property, and is borne by the buyer. IMI is an annual tax on ownership, owed every year by whoever owns the property on 31 December. They are different taxes, even though both relate to property.
Does this calculator include Stamp Duty and IMT Jovem?
No. It computes the base IMT of an acquisition in mainland Portugal. It does not include Stamp Duty (0.8% on the same value), the IMT Jovem regime, or the separate tables for Madeira and the Azores (which have higher bracket limits). Those cases are explained in the article.

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Author: Thorben Rasmus Idel · Reviewed by: Nahar Geva · Last reviewed: 2026-06-03