The Real Cost of Buying Property in Portugal in 2026: Every Fee Explained

Portugal is still one of the most attractive places in Europe to buy a home, but the true cost of buying is more than the asking price. As a non-resident, budget for roughly 8% to 11% on top of the purchase price, plus ongoing annual costs. Here is every fee, explained.

One-off costs at purchase

IMT (property transfer tax) is the biggest single cost. Residents pay a progressive rate (from 0% on lower-value primary homes up to around 8%). From 2026, non-residents pay a flat 7.5% on residential property — about 22,500 euros on a 300,000 euro home. See our full guide to the 2026 non-resident IMT change for the detail and exemptions.

Stamp duty (Imposto do Selo) is a flat 0.8% of the price on every purchase — 2,400 euros on a 300,000 euro home.

Notary and land registry fees are typically 1,000 to 1,500 euros to formalise and register the deed.

Legal fees: a good independent lawyer usually charges around 0.5% to 1% of the price. This is essential for checking the property's legal status, debts and licences before you commit.

Buyer's agent fee (optional): if you use a buyer's agent to find, vet and negotiate on your behalf, expect roughly 1% to 2% of the purchase price, agreed up front.

Survey (optional but wise): Portugal has no compulsory survey, but an independent structural or condition survey is strongly recommended, especially for older or rural properties. The cost varies with the property's size and location.

Mortgage costs (if applicable): if you borrow in Portugal, add stamp duty of around 0.6% on the loan amount, plus the bank's arrangement and valuation fees.

Before you even start: NIF and currency

NIF (Portuguese tax number): you can't buy without one. It's free at a Portuguese tax office, or roughly 50 to 150 euros if you use a fiscal representative or online service to get one remotely as a non-resident.

Currency exchange: a 300,000 euro purchase means moving around 255,000 pounds. A 2% swing in the exchange rate is over 5,000 pounds, so many buyers fix a rate with a currency specialist rather than using a high-street bank.

Ongoing annual costs

IMI (municipal property tax) is paid every year, based on the property's tax-registered value (VPT), at a municipal rate of roughly 0.3% to 0.45% for urban property.

AIMI (the additional 'wealth' tax) applies only to higher-value property — broadly relevant above around 600,000 euros of taxable value per owner.

Other running costs include building or condominium fees on apartments, home insurance and utilities. As a rough guide, total annual running costs are often 2,000 to 5,000 euros for an apartment, and more for a detached house or a villa with a pool.

A worked example

For a non-resident buying a 300,000 euro holiday home, the one-off costs typically look like: IMT around 22,500 euros, stamp duty 2,400 euros, notary and registration about 1,250 euros, and legal fees around 2,250 euros — roughly 28,000 to 30,000 euros before any survey, mortgage or buyer's agent fee. That's why budgeting 8% to 11% on top of the price is realistic for non-residents in 2026.

Want a clear, personalised cost breakdown before you commit? Book a free consultation. We act only for buyers, and we'll make sure you know every number before you spend a euro. These figures are a general guide, not tax advice — confirm your exact position with a qualified Portuguese lawyer or tax adviser.