Portugal's property taxes are relatively straightforward, but two areas changed recently — the residency programme and the non-habitual-resident regime — so it is worth a fresh look. General information only.
This is general information, not tax, legal or financial advice. Rates and rules are summarised as of early 2026, vary by region and property value, and change frequently. Onora does not verify figures or give advice — always confirm with a qualified local adviser before acting. See our disclaimer.
At a glance
| Tax | Indicative basis (early 2026) |
|---|---|
| Transfer tax (IMT) | progressive, up to ~7.5–8% |
| Stamp duty | 0.8% of price |
| Annual property tax (IMI) | ~0.3–0.45% urban (AIMI on high values) |
| Rental income | 28% flat (non-resident), reductions for long lets |
| Capital gains (non-resident) | ~28% flat on the gain |
At purchase
IMT (Imposto Municipal sobre Transmissões) is a progressive transfer tax that rises with price, reaching roughly 7.5–8% at the top bands; lower-value purchases pay much less. Add 0.8% stamp duty and budget ~1–2% for notary and registration.
During ownership
IMI is the annual municipal tax, broadly 0.3–0.45% of the official "VPT" value for urban property. An additional tax, AIMI, applies to higher-value holdings above a threshold.
Rental income
Non-resident landlords are generally taxed at a flat 28% on rental income, though long-term residential leases attract reduced rates that fall the longer the contract term — a deliberate incentive toward stable, long lets over short-stay.
On sale
For non-residents, capital gains on property are broadly taxed at a flat rate of around 28% on the gain. EU/EEA residents may, in some cases, opt for treatment aligned with residents (where only part of the gain is taxed at progressive rates) — confirm your position.
Residency & "Golden Visa"
Portugal removed real estate as a qualifying investment for its Golden Visa in October 2023. Other routes (such as qualifying funds) remain, but a property purchase no longer leads to residency. Separately, the non-habitual-resident (NHR) tax regime closed to new entrants and was replaced by a narrower incentive (IFICI) aimed at specific high-value activities. Anyone counting on NHR-style benefits should verify current eligibility carefully.
In short
- IMT is progressive (up to ~7.5–8%) plus 0.8% stamp duty and ~1–2% fees.
- Long residential leases are taxed more lightly than short lets.
- Real estate no longer qualifies for the Golden Visa, and NHR has been replaced — verify any residency/tax assumptions.
This is general information, not tax, legal or financial advice. Rates and rules are summarised as of early 2026, vary by region and property value, and change frequently. Onora does not verify figures or give advice — always confirm with a qualified local adviser before acting. See our disclaimer.
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