The price on the listing is not what you will actually pay.The gap can be €30,000.The price on the listing is not what you will actually pay.
The gap can be €30,000.
Portugal's property purchase taxes, notary fees, and registration costs are not shown in any listing. PropCheck calculates the full transaction cost — to the euro — before you make an offer.
Buying a property in Portugal involves five mandatory costs on top of the purchase price: IMT (transfer tax), Imposto do Selo on the purchase (0.8%), notary fees, IRN registration fees, and — if using a mortgage — Imposto do Selo on the loan (0.6%). PropCheck calculates each line using the 2026 official rate tables, applies the correct buyer profile (primary residence, secondary, non-resident, under-35), and produces a full cost breakdown before you make an offer or sign anything.
Every year, buyers in Portugal are surprised at the notary's table by a bill they weren't expecting. The IMT alone on a €400,000 secondary residence purchase is over €24,000. Add Imposto do Selo, notary fees, and registration, and the total acquisition cost sits at roughly 6–8% above the purchase price — before legal fees.
This is not obscure information. It is simply not shown anywhere in the buying process until it is too late to change your budget. PropCheck puts the full cost breakdown in your hands before you make an offer, so you can negotiate the purchase price knowing exactly what the total commitment is.
What the Real Cost Check calculates
- IMT (Imposto Municipal sobre as Transmissões Onerosas de Imóveis) — Portugal's property transfer tax. Progressive brackets based on purchase price, property type (urban/rustic), and intended use (primary residence, secondary, non-resident). 2026 brackets applied automatically.
- Imposto do Selo — purchase (0.8%) — Applied to the higher of the purchase price or the VPT (Valor Patrimonial Tributário). Most buyers pay on the purchase price.
- Notary fees — Fixed fee scale set by the Câmara dos Notários. Typically €800–1,500 for a standard residential purchase. Higher for more complex transactions.
- IRN registration fees — Land registry (Conservatória do Registo Predial) registration of the new ownership. Typically €250–500.
- Mortgage Imposto do Selo (0.6%) — Applied to the mortgage value if purchasing with a bank loan. A €300,000 mortgage adds €1,800 in stamp duty on the loan alone.
- Under-35 exemption — IMT exemption up to €316,772 and Imposto do Selo exemption up to €633,453 for buyers under 35 purchasing their first primary residence. Applied automatically if the profile qualifies.
Sample output — €400,000 purchase, non-resident, secondary residence, with mortgage
2026 IMT bracket table — urban residential
| Purchase value (€) | Primary residence rate | Secondary / non-resident rate |
|---|---|---|
| Up to €97,064 | Exempt | 1% |
| €97,064 – €132,774 | 2% | 2% |
| €132,774 – €181,034 | 5% | 5% |
| €181,034 – €316,772 | 7% | 7% |
| €316,772 – €607,528 | 8% | 8% (marginal) |
| €607,528 – €1,050,400 | 6% (flat) | 6% (flat) |
| Above €1,050,400 | 7.5% (flat) | 7.5% (flat) |
Highlighted bracket applies to the sample above. Rates are marginal — each bracket applies only to the portion of the price within that range.
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Frequently asked questions
Know the real cost before you make an offer.
IMT, Imposto do Selo, notary, registration. Calculated to the euro. Free, in under 10 seconds.