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Total Cost of Buying a Home

IMT + selo + registo + notário, num só sítio

It is not just the price. Add up the IMT, the Imposto do Selo (stamp duty), the Conservatória (land registry) fee and the notário and see, before you sign, how much you actually need in the bank, in euros and as a percentage of the price.

By Elijah·UPDATED JULY 2026·5 MIN·OFFICIAL SOURCES
KEY FACTS
The big one
IMT: banded, paid once
Imposto do Selo on purchase
0.8% of the value
Imposto do Selo on the loan
0.6% (term ≥ 5 years)
Buyers up to 35
IMT & IS exempt up to €330,539
Registo + notário
A few hundred euros
€
€
O IMT e o selo usam o maior entre preço e VPT. Deixe vazio se o preço for mais alto.
Onde vai mesmo viver (Tabela I do IMT).
Isenta o IMT e o selo da compra até 330.539 €; daí até 660.982 € só o excedente é tributado. Se só um de dois compradores cumprir os requisitos, o benefício é metade: aqui assume-se que todos cumprem.
€
≥ 5 anos → 0,6% (verba 17.1.3)
Registo predial (€)
€
Notário / solicitador (€)
€
Registo por defeito: 225 € só aquisição, 450 € com hipoteca (emolumento online). O notário é estimativa. Meta o seu orçamento real.
REGIÃO: CONTINENTE · 2026
CUSTO INICIAL PARA ALÉM DO PREÇO
-
IMT--
Imposto do selo (compra)0,8%-
Imposto do selo (crédito)0,6%-
Registo predialemolumento IRN-
Notário / solicitadorestimativa-
Preço + custos-
Detalhar o IMT →Detalhar o selo →

How this works

When you buy a home in Portugal, the price is only the start. On top come the IMT, the Imposto do Selo (on the purchase and, if any, on the loan), the registo at the Conservatória and the notário or solicitador costs. This calculator brings it all into one figure, using the official 2026 tax tables for mainland Portugal. The IMT and Imposto do Selo are set by law; the registo and notário are editable estimates. Adjust them to your real quote.

  1. 1
    IMT: Municipal Transfer Tax
    The heavyweight. It is banded and falls on the higher of the price or the VPT. For a main home the first slice (up to €106,346) is exempt; for a second home you pay from the first euro. I use the same official 2026 tables as the IMT Calculator here.
  2. 2
    IMT Jovem: the under-35 exemption
    Buyers up to 35 purchasing their first permanent main home are exempt from IMT and the purchase Imposto do Selo up to €330,539 (2026 value, DL 48-A/2024). Between that and €660,982 you pay only on the excess (8% IMT + 0.8% stamp duty); above it there is no relief. Turn the option on in the calculator to apply the scheme.
  3. 3
    Imposto do Selo: purchase and loan
    0.8% on the purchase (verba 1.1), always. With a loan you add the duty on the financed amount: 0.6% for terms of 5 years or more, 0.5% from 1 to 5 years. A home loan almost always lands at 0.6%.
  4. 4
    Registo predial (land registry)
    Registering the purchase at the Conservatória costs €225 online (a set emolument). With a loan, the acquisition and the mortgage are registered together and the emolument rises to €450 online, so the default follows the loan choice. It stays editable: extra acts (multiple properties) add more.
  5. 5
    Notário / solicitador
    The escritura (deed) or the "Casa Pronta" service, plus the fees of whoever runs the process. It varies a lot by professional, so it is an editable field with a starting estimate. Always ask for a quote.

Examples: what buying actually costs

A main home on the mainland in 2026, with an 80% loan over 30 years, €450 land registry and €250 notary. Computed with the same official tables as the calculator, rounded to the euro.

PRICEIMTIS PURCHASEIS LOANREG. + NOTARYTOTAL
200 000 €3 542 €1 600 €960 €700 €€6,802 (3.4%)
300 000 €10 542 €2 400 €1 440 €700 €€15,082 (5.0%)
350 000 €14 237 €2 800 €1 680 €700 €€19,417 (5.5%)
500 000 €26 237 €4 000 €2 400 €700 €€33,337 (6.7%)

With IMT Jovem (all buyers 35 or under, first main home), the €300,000 example drops from €15,082 to €2,140 in costs (0.7% of the price): only the loan stamp duty, the registry and the notary remain.

Costs are only one chapter: the full process, from NIF and mortgage to the escritura, including buying remotely by power of attorney, is in the guide to buying a home in Portugal.

Frequently asked

How much should I set aside beyond the house price?
It depends heavily on purpose and price. For a main home under €106,346, the extra costs are mostly just the Imposto do Selo (0.8%), the Conservatória and the notário: it can stay at a few percent. Above that, or for a second home, the IMT jumps and the total usually lands between 4% and 8% of the price. This calculator shows the exact percentage for your case.
Is the base the price or the VPT?
IMT and the purchase Imposto do Selo fall on the higher of the two: the escritura price or the Taxable Asset Value (VPT) on the caderneta predial. In most purchases the price is higher, but if the VPT is greater that is what counts. Hence the VPT field; leave it blank if it is lower than the price.
Are the registry and notary figures exact?
The Conservatória fee is set and reliable: €225 for the acquisition alone, €450 when the mortgage is registered too (online RERN emoluments). The notário/solicitador figure is an estimate: fees vary by professional and by deal, and the "Casa Pronta" service has its own costs. Both fields are editable: enter the real figures from your quote for an accurate total.
Does this include the agent commission or the bank valuation?
No. The agent commission is normally paid by the seller, not the buyer. The property valuation, the loan arrangement fee and insurance are bank costs that depend on the institution. I left them out so the estimate is not inflated by figures that vary bank to bank. This tool covers the tax and registration costs of the purchase.
Who qualifies for the under-35 (IMT Jovem) exemption?
Anyone up to 35 at the deed date who is not an IRS dependent, is buying their first permanent main home and has not owned residential property in the previous 3 years. The exemption covers IMT and the purchase Imposto do Selo up to €330,539 (2026); between that and €660,982 you pay only on the excess, and above it there is no relief. In a couple where only one partner qualifies, the exemption is halved (the calculator assumes all buyers qualify). The home must remain your main residence in the following years, or the tax is clawed back.
OFFICIAL SOURCES
DISCLAIMER
Estimate for the 2026 tax year (mainland), using the official IMT tables (IMT Code, Article 17) and Imposto do Selo (verbas 1.1 and 17.1). The registo (€225 without a loan, €450 with a mortgage) and notário are editable, approximate figures. IMT Jovem (DL 48-A/2024) is only applied when the option is on and assumes every buyer qualifies; in a couple where only one does, the relief is halved. It does not cover the Azores and Madeira, agent commission, bank valuation or fees, insurance, nor other special schemes (urban rehabilitation, non-residents). Final figures are set by AT (Autoridade Tributária), the Conservatória and the bank. Not tax advice.