Real Cost Check

Every year, buyers in Portugal are surprised at the notary's table by a bill they weren't expecting. In this simulation, IMT on a €400,000 purchase (primary residence model) can exceed €24,000. Add Imposto do Selo, notary fees, and registration, and the acquisition cost often sits 6–8% above the purchase price — and the tool also includes an estimate of lawyer fees and year-1 ownership costs.

This is not obscure information. It is simply not shown anywhere in the buying process until it is too late to change your budget. HomeOS puts the full cost breakdown in your hands before you make an offer, so you can negotiate the purchase price knowing exactly what the total commitment is.

What the Real Cost Check calculates

• IMT (Imposto Municipal sobre as Transmissões Onerosas de Imóveis) — Portugal's property transfer tax. Progressive brackets for tax residents in this model; non-residents pay a flat 7.5% (DL 97/2026). Legally due on the higher of purchase price or VPT — this tool estimates from the price you enter.
• Imposto do Selo — purchase (0.8%) — Applied to the purchase price you enter.
• Notary & registration (estimated) — Estimated value in the tool's model.
• Lawyer fees (estimated) — 1.2% of the purchase price in the model.
• Annual IMI (proxy estimate) — year 1 — Estimated using a VPT proxy and an average municipal IMI rate.
• Insurance & condominium — year 1 — Recurring costs you can adjust via the values you enter.

2026 IMT bracket table — urban residential

The highlighted band is a visual example of the IMT brackets; non-residents use a fixed 7.5% rate (DL 97/2026). The flat rate may be reclaimable if you become tax-resident within two years or use qualifying long-term moderate-rent rental.

Frequently asked questions