What changed in 2026
For years the Portuguese transfer tax on a home (IMT) rose through progressive bands to a single rate of 7.5% at the top. Since Decree-Law 97/2026 of 20 May 2026, the rule for non-residents is simpler and harsher: the rate is always 7.5% when the buyer of a home is not resident, with no exemption or reduction. The additional tax is refunded, on a request made within six months, if the buyer becomes resident within two years or lets the home long-term — within six months, for at least 36 months over five years (Portal das Finanças, CIMT article 17). Stamp duty of 0.8% is due on the purchase as well (Portal das Finanças, Stamp duty table).
Before you buy
You need a Portuguese tax number (NIF) before anything else. Residents of countries outside the EU and EEA who have a tax relationship with the authority must appoint a fiscal representative, or sign up for electronic notifications, within 15 days (Portal das Finanças, FAQ). Purchases are usually preceded by a promissory contract (the CPCV) — have your own lawyer review it, including what happens to the deposit if the deal fails.
The state's Casa Pronta desk can handle the deed, the tax and the registration in one appointment; the Ministry of Justice lists the fee as €375 for a single registration act and €700 for several (Justiça, Balcão Casa Pronta).
What it costs to hold
Municipalities levy IMI at 0.3% to 0.45% of the tax value of urban property each year (Portal das Finanças, CIMI article 112). Above that sits AIMI, charged on the sum of residential tax values above a deduction of €600,000 per individual (€1.2 million for a couple filing jointly): 0.7% up to €1 million, 1% from €1 million to €2 million and 1.5% above (Portal das Finanças, IMI and AIMI). Owning through an entity in a listed tax haven attracts punitive rates on both.
Residency
Portugal's investor residence permit (the ARI, or golden visa) still exists, but AIMA, the migration agency, states that the investment may not be directed at real estate, directly or indirectly (AIMA, ARI). The non-habitual resident regime has been replaced by IFICI, a 20% special rate on qualifying employment and business income for ten years, aimed at research, innovation and technology roles rather than at retirees or property buyers (Portal das Finanças, EBF article 58-A).
Selling
How a non-resident's gain on Portuguese property is taxed is set out in the personal income tax code; we could not confirm from the official text how the rules apply to non-residents today, so take advice before assuming a rate.
