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Taxable Property Value (VPT) Calculator

The valor patrimonial tributário (VPT) is the value the Portuguese tax authority assigns to a property, and it is what IMI (the annual property tax), the IMT and Stamp Duty on a purchase and the AIMI surcharge are charged on. This calculator applies the official valuation formula of CIMI article 38 to a dwelling, using the 2026 base value (€712.50/m²): copy the areas from the caderneta predial, set the location, quality and age, and see the estimated VPT with every step of the math.

Copy the areas from the caderneta predial (property register). For an apartment, leave free land and footprint at 0. Your zone's Cl is looked up in the Portal das Finanças zoning map (0.35 to 3.5); Cq starts at 1.00 and moves with the article 43 elements (detached house, garage, pool, missing infrastructure).

Estimated VPT (dwelling)
€63,840
Using the CIMI article 38 valuation formula with the 2026 values
Base value (Vc, 2026): €570 + 25%€712.50
Weighted gross area (Aa + 0.30 × Ab)106 m²
Formula area (A), after Caj and free land105.4 m²
Coefficients appliedCl 1 × Cq 1 × Cv 0.85
Formula product (before rounding)€63,832.88
VPT (rounded up to the next €10)€63,840

Above 100 m², area counts progressively less: the area adjustment coefficient (article 40-A) weighs the first 100 m² in full, then at 0.90, 0.85 and 0.80.

The VPT is always rounded up to the next ten euros (CIMI article 38).

Estimate for urban DWELLINGS (allocation coefficient 1.00), using the 2026 base value (Ministerial Order 471/2025/1: €570/m², i.e. €712.50/m² with the land share). Commerce, services, industry, building plots and rustic property follow their own rules, explained in the article. The official VPT is set by the tax authority's valuation; the one on your caderneta may differ if the valuation is old.

This calculator provides educational estimates and is not financial or tax advice. The official VPT is the one on the caderneta predial, set by the Tax Authority.

What the VPT is and where it is used

The VPT is the fiscal value of a property, set by the tax authority in a valuation and shown on the caderneta predial (the property register document). It is not the market price: it usually sits below it. It is the base of IMI (the municipal rate applies to the VPT every year), it counts for IMT and Stamp Duty on a purchase (charged on the higher of price and VPT), it adds up for AIMI above €600,000 per owner, and it acts as the minimum acquisition value in capital-gains tax. A lower VPT means less tax on every front.

The article 38 formula

VPT = Vc × A × Ca × Cl × Cq × Cv. Vc is the base value per square metre; A is the formula area; Ca is the allocation coefficient (1.00 for housing); Cl is the zone location coefficient; Cq is the quality and comfort coefficient; and Cv is the age coefficient, which falls as the building gets older. The result is always rounded up to the next ten euros.

The 2026 base value: €712.50 per square metre

Every year a ministerial order fixes the average construction value per square metre. For 2026 it is €570 (Portaria 471/2025/1, applying to declarations filed from 1 January 2026), after three years at €532. A 25% land share is added on top, so the base value used in the formula is €712.50/m². This number only enters new valuations: the VPT already on a caderneta does not rise automatically when the order changes.

Area counts less and less: the adjustment coefficient

The formula area starts from the gross private area (Aa) plus 30% of the dependent areas (Ab: garage, storage, annexes). The area adjustment coefficient of article 40-A then applies in marginal brackets: the first 100 m² count in full, from 100 to 160 m² at 0.90, from 160 to 220 m² at 0.85 and above 220 m² at 0.80. Free land (garden, yard) barely weighs: it counts at 0.025 up to twice the building footprint and at 0.005 beyond that.

Location (Cl): your zone coefficient

The location coefficient ranges from 0.4 to 3.5 (with a 0.35 floor for scattered rural housing) and is fixed zone by zone by the tax authority, weighing accessibility, amenities, transport and the local property market. An average zone sits around 1; the priciest areas of Lisbon and Porto approach the ceiling. Look up the exact value for your street in the Portal das Finanças zoning map (SIGIMI) and enter it in the calculator.

Quality and comfort (Cq): what adds and what subtracts

The Cq starts at 1.00 and is adjusted by the article 43 elements, bounded between 0.5 and 1.7. Adding, for example: being a detached house (up to 0.20), a gated community (0.20), an individual garage (0.04) or collective one (0.03), an individual pool (0.06) or shared one (0.03), tennis courts (0.03), central climate control (0.03), a lift in a building under four floors (0.02), construction quality (up to 0.15) and exceptional location (up to 0.10). Subtracting: no kitchen (0.10), no sanitary facilities (0.10), no water supply (0.08), no electricity (0.10), no gas (0.02) or sewage network (0.05), unpaved streets (0.03), no lift in buildings over three floors (0.02), areas below the regulatory minimums (0.05) and poor conservation (up to 0.05).

Building age (Cv): older means lower

The age coefficient depends on the complete years since the usage licence (or the end of construction): 1.00 until the building turns 2, 0.90 from 2 to 8, 0.85 from 9 to 15, 0.80 from 16 to 25, 0.75 from 26 to 40, 0.65 from 41 to 50, 0.55 from 51 to 60 and 0.40 above 60 years. For the tax authority, a building over 60 years old is worth 40% of new, everything else equal.

The VPT on the register may be high: revaluation

The VPT only changes when a new valuation happens: on the first declaration (modelo 1), on works or transfers, or on request. Because the age coefficient falls over time and zone coefficients change, a VPT assessed years ago can sit above what the formula gives today. Any owner can request a free new valuation three years after the last one, on the Portal das Finanças; if the VPT drops, IMI and AIMI drop with it. Compare this calculator’s result with your caderneta before deciding.

Worked example

Imagine an apartment with 100 m² of gross private area and 20 m² of garage and storage (dependent areas), 10 years old, in a zone with location coefficient 1.00 and no quality elements to add or subtract (Cq 1.00). The weighted area is 100 + 0.30 × 20 = 106 m²; after the area adjustment, 100 + 0.90 × 6 = 105.4 m² count. The exact VPT is €712.50 × 105.4 × 1.00 × 1.00 × 1.00 × 0.85 = €63,832.88, rounded up to €63,840. At a 0.3% IMI rate, that would be €191.52 of tax per year.

Frequently asked questions

What is the valor patrimonial tributário (VPT)?
It is the fiscal value the Portuguese tax authority assigns to each property in a valuation, recorded on the caderneta predial. It is the base of IMI, counts for IMT and Stamp Duty on a purchase (charged on the higher of price and VPT), adds up for AIMI and acts as the minimum value in capital-gains tax. It usually sits below the market price.
How is the VPT calculated?
With the CIMI article 38 formula: VPT = Vc × A × Ca × Cl × Cq × Cv, rounded up to the next ten euros. Vc is the base value (€712.50/m² in 2026), A the adjusted area, Ca the allocation (1.00 for housing), Cl the zone location coefficient (0.4 to 3.5), Cq the quality and comfort coefficient (0.5 to 1.7) and Cv the age coefficient (1.00 down to 0.40).
Where do I check my property’s VPT?
On the caderneta predial, available for free on the Portal das Finanças (Serviços, Imóveis, Consultar Património Predial). The VPT appears as "valor patrimonial atual", with the date of the last valuation.
Where do I find my zone’s location coefficient?
In the Portal das Finanças zoning map (SIGIMI): it shows, street by street, the location coefficient in force for housing, commerce, services and industry. That is the value to enter in the calculator’s Cl field.
Does the VPT rise when the yearly base value rises?
Not automatically. The average construction value (€570 in 2026) only enters valuations made after it comes into force. The VPT on the caderneta stays put until a new valuation happens: a modelo 1 declaration, works, a transfer, or the owner’s request.
Can I request a revaluation to pay less IMI?
Yes. Three years after the last valuation, any owner can request a free new one on the Portal das Finanças. Because the age coefficient falls over time, the formula often gives a lower value today than the one recorded. If the new VPT is lower, IMI (and AIMI, if applicable) fall the following year. Beware: a revaluation can also raise the VPT if the zone coefficients went up.
Is the VPT the market value of the property?
No. The VPT is a fiscal value produced by an administrative formula and usually sits below the market price. At the deed, IMT and Stamp Duty are paid on the higher of the declared price and the VPT, precisely because the two values differ.
Does this calculator work for shops, offices or plots?
No. It is tuned for urban dwellings (allocation coefficient 1.00 and the housing area brackets). Commerce (1.20), services (1.10), industry (0.60) and parking have their own coefficients and brackets, and building plots follow the separate rule of CIMI article 45.

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Author: Thorben Rasmus Idel · Reviewed by: Nahar Geva · Last reviewed: 2026-07-13