IMT vs IMI vs Stamp Duty in Portugal (2026)
Buying and owning property in Portugal involves three different taxes that are easy to confuse: IMT and stamp duty, paid once when you buy, and IMI, paid every year you own. Here is what each is and how they differ.
IMT — the property-transfer tax
IMT (Imposto Municipal sobre as Transmissões Onerosas de Imóveis) is a one-off tax on buying a property. It is charged on the higher of the price and the VPT, using progressive brackets that depend on the property's location and use — with a flat 7.5% for non-residents and relief under IMT Jovem for a first home. It is paid before the deed. This is the main tax this calculator works out.
Stamp duty (imposto do selo)
Stamp duty is also a one-off purchase tax: 0.8% of the tax base on the transfer itself (TGIS verba 1.1), plus, if the purchase is financed, stamp duty on the loan (verba 17.1). It is paid alongside IMT at the deed. The calculator includes both the transfer stamp duty and the mortgage stamp duty.
IMI — the annual property tax
IMI (Imposto Municipal sobre Imóveis) is different: it is a recurring tax you pay every year for owning the property, not for buying it. Each municipality sets the rate within legal limits — typically 0.3% to 0.45% of the VPT per year for urban property — and it is billed the following year. Very high-value holdings can also attract AIMI (the additional to IMI).
Because IMI is an ongoing ownership cost rather than a purchase cost, it is not part of what you pay to complete a purchase, and this calculator does not compute it.
At a glance
- IMT — one-off, on purchase; progressive rate on max(price, VPT); paid before the deed.
- Stamp duty — one-off, on purchase; 0.8% of the base (+ mortgage stamp duty on any loan).
- IMI — annual, for ownership; ~0.3–0.45% of the VPT for urban property, set by the municipality.
So the cost of buying is IMT + stamp duty (what this tool calculates); IMI is a yearly cost that starts after you own the home.
Frequently asked questions
Is IMI part of the cost of buying a house?
No. IMI is an annual tax for owning the property; it is billed each year after purchase. The one-off taxes due to complete a purchase are IMT and stamp duty.
How often do I pay each one?
IMT and stamp duty are paid once, at the purchase. IMI is paid every year for as long as you own the property.
Does this calculator include IMI?
No — it computes the purchase taxes (IMT and stamp duty). IMI depends on the VPT and your municipality's annual rate, and is a separate, recurring charge.