What does it cost to buy property in Portugal?
The contracting client pays the agreed brokerage fee. Lei 15/2013 article 17(2)(a) prohibits the same agency receiving remuneration from client and recipient in the same transaction. A buyer hiring a separate agency may owe their own fee. Listing commissions are commonly seller-paid.
Regional choices: Mainland · Madeira · Azores. The example below uses Mainland.
Calculate my property costsExample: €500,000 resale purchase
| Fee | Indicative amount | Evidence |
|---|---|---|
| Property transfer tax (IMT) — second home / investment Official 2026 mainland standard residential table (not permanent main home). Main-home, young-buyer and special regimes require a separate calculation; higher taxable VPT can apply. | €27,300 | verified 2026-10-14 Source |
| Stamp duty (Imposto do Selo) | €4,000 | verified 2026-10-13 |
| Notary and land registry | €700 – €1,500 | verified 2026-10-13 |
| Independent lawyer | €6,150 – €9,225 | estimate 2026-10-13 |
| Buyer's agent (search & negotiation) The contracting client pays the agreed brokerage fee. Lei 15/2013 article 17(2)(a) prohibits the same agency receiving remuneration from client and recipient in the same transaction. A buyer hiring a separate agency may owe their own fee. Listing commissions are commonly seller-paid. | €12,300 – €18,450 Only if owed under your agreement | estimate 2026-10-14 Source |
| NIF tax number and representative For non-residents. | €100 – €400 | estimate 2026-10-13 |
| Building survey | €0 – €1,230 | estimate 2026-10-13 |
Common questions
Who pays the estate agency?
The contracting client pays the agreed brokerage fee. Lei 15/2013 article 17(2)(a) prohibits the same agency receiving remuneration from client and recipient in the same transaction. A buyer hiring a separate agency may owe their own fee. Listing commissions are commonly seller-paid.
Can the fees differ locally?
Yes. Choose the actual region in the calculator and check reduced-rate eligibility and taxable valuations with your adviser.
Are mortgages or insurance included?
Financing is separate. First-year home insurance is included only where a sourced estimate is available; otherwise a quote is needed. Personal gains taxes, special exemptions and unknown commission are not complete estimates.
Does the IIPE route guarantee a saving?
No. Taxes and required costs remain payable. Only your avoidable, separately agreed agency fee can be compared with IIPE services, assuming the same property price and outcome. An existing mandate may still require payment.