# Property Taxes in Portugal: IMI, AIMI, IMT & Stamp Duty

> Portugal property taxes explained for owners in 2026: IMT and stamp duty on purchase, annual IMI, the AIMI wealth surcharge — rates, timing and exemptions.

- Source: https://www.growinportugal.com/property-taxes-in-portugal-imi-imt
- Publisher: GrowIN Portugal (https://www.growinportugal.com)
- Published: 2026-07-11
- Last reviewed: 2026-08-28
- Language: en

Owning property in Portugal comes with a small family of taxes, and the names blur together until you own something. There are two you pay **once**, when you buy — IMT and stamp duty — and two you may pay **every year** you hold the property — IMI and, for larger portfolios, AIMI. Knowing which is which, when each falls due, and where the exemptions sit will save you both money and the mild panic of an unexpected bill from Finanças. Here's each one, as it applies in mid-2026.

Everything below is charged in relation to the **VPT (Valor Patrimonial Tributário)** — the property's official tax value assessed by the Autoridade Tributária, not necessarily what you paid. Where a purchase tax uses the price, it's actually the *higher* of price and VPT.

## IMT — The Transfer Tax You Pay When You Buy

**IMT (Imposto Municipal sobre as Transmissões Onerosas de Imóveis)** is a one-off tax on the transfer of property, paid by the buyer **before** the deed. You present the proof of payment at the notary; without it, you can't complete.

For residents, IMT runs on a **progressive scale** against the higher of the purchase price and the VPT, using a marginal rate minus a deduction (*parcela a abater*) in each bracket — but since 2026 a separate **flat rate** applies to non-residents:

- **Own permanent home (resident):** starts at **0% up to €106,346**, then climbs through 2%, 5%, 7% and 8% bands (6% flat from €660,982, 7.5% flat above €1,150,853). A modest first home can attract little or no IMT.
- **Second home / other housing (resident):** the same progressive scale but starting at **1%** rather than 0%.
- **Non-residents:** a **flat 7.5%** on the acquisition of urban residential property, with no exemption or reduction (Decreto-Lei n.º 97/2026, CIMT Art. 17.º n.º 10). It's refundable down to the normal rates if you become tax-resident within two years, or let the home at a moderate rent (≤€2,300/month = 2.5× the minimum wage) for at least 36 months in the first five years — but you pay the full 7.5% upfront.
- **IMT-Jovem:** buyers aged 35 or under buying a first permanent home pay **0% up to €330,539**.
- **Flat rates:** rural land 5%, other (non-housing) urban property 6.5%, and buyers resident in a blacklisted jurisdiction 10%.

IMT is calculated and paid through [Portal das Finanças](https://www.portaldasfinancas.gov.pt), usually by your lawyer or the notary — you can estimate your own bill with our [IMT calculator](/tools/imt-calculator/), and the full brackets are in our [property-tax dataset](/data/property-tax). For the full purchase walkthrough, see our [buying property guide](/buying-property-in-portugal-foreigner/).

## Stamp Duty — The Smaller Purchase Tax

**Imposto do Selo (stamp duty)** on a property purchase is **0.8%** of the price (or VPT, if higher), also paid before the deed. It's straightforward and rarely the number that surprises people — but it's real, and it stacks on top of IMT. If you take a mortgage, note there's a *separate* stamp duty on the loan itself — our [mortgages in Portugal for foreigners guide](/mortgages-in-portugal-for-foreigners/) covers those financing costs in full.

Together, IMT + stamp duty are the bulk of why a non-resident should budget roughly **8–9%** of the price in total purchase costs (nearer 5–6% for a resident buying a permanent home).

## IMI — The Annual Municipal Property Tax

**IMI (Imposto Municipal sobre Imóveis)** is the recurring one — the Portuguese equivalent of a council or property tax, paid every year by whoever owns the property on **31 December** of the tax year.

- **Rates:** set by each municipality within a national band. For **urban** property the range is roughly **0.3%–0.45%** of the VPT; rural property is taxed at a higher fixed rate. Your *Câmara* sets the exact figure, so it varies by location.
- **When you pay:** the bill arrives from Finanças and is due mid-year. If it's over certain thresholds you can pay in instalments (commonly May, August and November); smaller amounts are paid in one go in May.

**Exemptions worth knowing:**

- **Permanent-home exemption:** lower-value main homes can qualify for a **temporary IMI exemption** (typically up to three years) — you generally have to apply within a set window after purchase, so ask your lawyer at completion rather than assuming it's automatic.
- **Low-income households** and certain rehabilitated or specific-use properties may also qualify for relief. Check your eligibility with your *Câmara* or Finanças.
- **Large families (IMI Familiar):** many municipalities grant a fixed IMI reduction based on the number of dependent children.

Because IMI is municipal, two identical homes in different towns can carry noticeably different annual bills. It's worth checking the local rate before you buy — our [IMI calculator](/tools/imi-calculator/) gives a rough annual figure once you know the VPT and municipal rate.

## AIMI — The Wealth Surcharge on High-Value Holdings

**AIMI (Adicional ao IMI)** is an extra layer on top of IMI, aimed at higher-value property wealth. It applies to the **combined VPT** of your Portuguese urban residential property, above a personal allowance.

- Individuals get a tax-free allowance (in the region of **€600,000** of total VPT), with married or cohabiting couples filing jointly able to combine allowances to roughly double that.
- Above the threshold, AIMI is charged in progressive bands — commonly around **0.7%** rising to **1%** and higher on the largest holdings; property held through companies is taxed differently, often at a flat rate.

Most owners of a single home never encounter AIMI — it bites on portfolios and high-value estates. If your Portuguese property wealth is substantial, get an accountant to model it, because the allowance and banding interact with how the property is owned.

## A Quick Reference

| Tax | When | Who pays | Rough rate (2026) |
|---|---|---|---|
| **IMT** | Once, before the deed | Buyer | Non-residents: **flat 7.5%**. Residents: 0–8% progressive (0% first band on a permanent home; second homes start at 1%) |
| **Stamp duty** | Once, before the deed | Buyer | 0.8% |
| **IMI** | Annually | Owner on 31 Dec | ~0.3–0.45% of VPT (urban) |
| **AIMI** | Annually | Owner of high-value holdings | ~0.7%+ above the allowance |

## Common Mistakes to Avoid

- **Forgetting IMT is charged on the higher of price or VPT.** An undervalued purchase price won't lower the tax if the VPT is higher.
- **Missing the main-home IMI exemption window.** It's often not automatic — apply in time.
- **Budgeting for IMT but forgetting stamp duty and the annual IMI.** They're separate lines.
- **Assuming the resident progressive scale applies before you're tax-resident.** A non-resident buying urban housing pays the flat 7.5% — refundable only if you later become resident within two years or meet the moderate-rent condition — so budget the full amount upfront.
- **Ignoring AIMI on multiple properties.** Combined VPT across your holdings is what counts.

## Short FAQ

**Is the VPT the same as market value?** No. The VPT is an administrative valuation and is often lower than the market price, though revaluations can bring them closer.

**Do non-residents pay IMI and AIMI too?** Yes — these annual taxes attach to the property and its owner regardless of where you live.

**Can I appeal my VPT?** Yes, there's a process to request re-evaluation through Finanças if you believe it's wrong, which can affect your IMI.

Property tax in Portugal isn't complicated once you separate the one-off purchase taxes from the annual ones. Sort IMT and stamp duty at the deed, watch for the IMI exemption on a main home, and only worry about AIMI if your holdings are large. These are the taxes of *owning*; when you eventually sell, the profit falls under [Portugal capital gains tax](/portugal-capital-gains-tax/), which is a separate calculation with its own rates and reliefs. Rates and thresholds are reviewed regularly, so confirm the current figures for your municipality with the [Autoridade Tributária](https://www.portaldasfinancas.gov.pt) or [ePortugal](https://eportugal.gov.pt) before relying on them. If you're planning to pass property on to family, our [Portugal inheritance tax guide](/portugal-inheritance-tax/) explains how transfers on death are treated. Our [tax and NIF](/tax-and-nif/) pillar covers the wider tax picture.

> Not sure what you'll owe — at purchase or every year after? Our team can model your property taxes and handle the filings in Portuguese. [Explore our services](/services/tax-consultation/) or [contact us](/contact/).

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© GrowIN Portugal. Cite as: GrowIN Portugal, "Property Taxes in Portugal: IMI, AIMI, IMT & Stamp Duty", https://www.growinportugal.com/property-taxes-in-portugal-imi-imt