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Portuguese IMT + Imposto do Selo simulator
What the notary actually collects at deed signing: IMT on the correct scale (HPP mainland / islands / secondary) + Imposto do Selo, minus the exemptions that apply — Programa Jovem, HCC, reinvestment. Every output line links to the CIMT / DL / Portaria article.
Planning estimate. Bracket boundaries + Programa Jovem ceiling (€324,058) verified as of 2025-10 — thresholds update annually via Orçamento do Estado. Confirm the exact figures with your notary before signing. Not tax advice.
Sign up to file with FinkavoFrequently asked questions
What is IMT and when do I pay it?
IMT (Imposto Municipal sobre as Transmissões Onerosas) is the tax you pay when you buy property in Portugal. It's calculated on the HIGHER of the purchase price or the property's VPT, and it's charged at the moment of the escritura (deed) — the notary collects it. Rates depend on whether the property is your permanent residence (HPP) or secondary, and whether you're on the mainland or the islands.
How does Imposto do Selo relate to IMT?
Imposto do Selo is a separate flat 0.8% stamp duty on the same tax base as IMT. It's collected at the same moment (deed signing) by the notary. If you qualify for IMT exemption under Programa Jovem or HCC, Selo is also exempted.
Who qualifies for the Programa Jovem IMT exemption?
DL 44/2024 (Programa IMT Jovem): buyers 18-35 acquiring their first permanent residence, deed value ≤ €324,058, with tax residency in Portugal for the 3 years before purchase. Full IMT + Selo exemption. Above the €324,058 ceiling there's no exemption at all — you pay the standard scale on the full amount.
What about HCC (Habitação a Custos Controlados)?
Portaria 41-A/2024 introduced the HCC framework. Properties certified as HCC by IHRU + the município are exempt from IMT + Selo if the price is within the tier cap: roughly €250,800 in Lisboa+Porto AMLs (tier 1), €224,050 in mid-density concelhos (tier 2), €199,100 elsewhere (tier 3). The certification must be in place before the deed.
How does the reinvestment exemption (Lei 56/2023) work?
If you're selling your previous permanent residence and buying a new HPP within a 24-months-before / 36-months-after window, the amount you reinvest reduces the IMT taxable base proportionally. Bring proof of both transactions to the notary. This is a partial exemption — the % you reinvest = the % of IMT + Selo you save.
Why does the calculator ask for VPT if I already gave the price?
CIMT Art 4: IMT is charged on the HIGHER of the two. Usually the price is higher (market > VPT), but for old properties with stale VPT re-assessments the opposite can happen. The calculator flags it when VPT wins so you know your bill is higher than the sale price alone suggests.
Do Açores and Madeira have different rates?
The rate structure is the same but the bracket boundaries shift upward by ~28%. The first bracket (0% for HPP) extends to €132,933 in the islands vs €104,261 on the mainland. This calculator auto-picks the islands scale when you select Açores or Madeira.
What's the flat 6% and 7.5% band about?
Above €647,470 (mainland) or €825,524 (islands) the marginal-rate-plus-deduction scale collapses to a single flat rate: 6% up to €1,128,287 mainland (€1,438,566 islands), 7.5% above that. Applied to the WHOLE tax base, not marginally. That's why very expensive properties pay a lot more than the mid-range progressive brackets suggest.