The deposit is only the first line. IMT, stamp duty, the deed, registrations, the valuation and the move. A table with the example of a €250,000 home, with and without the support for young buyers.
The deposit: the 90% rule
Banco de Portugal recommends that the loan should not exceed 90% of the valuation (not the price). If the home costs €250,000 and the valuation comes in at €240,000, the bank finances up to €216,000 and your real deposit becomes €34,000. Ask for the valuation early so you are not caught out.
Buyers aged 35 or under with the public guarantee can reach 100% financing until the end of 2026.
The purchase taxes
- IMT: by bracket, on the higher of the price and the taxable value. A main residence up to €106,346 pays none; at €250,000 it is €7,042.
- Stamp duty on the purchase: 0.8% of the value. At €250,000, €2,000.
- Stamp duty on the loan: 0.6% of the amount financed. On €225,000, €1,350.
- Buyers aged 35 or under on a first home: IMT and purchase stamp duty exempt up to €330,539 and partially up to €660,982.
The costs people forget
- Property valuation: usually between €200 and €350.
- Deed and registrations: about €700 to €1,000 at a notary or Casa Pronta desk.
- Bank fees: file and processing fees vary; they go into the APRC.
- Insurance: life and home, from a few dozen euros a month.
- Moving, initial condominium fees, small works: allow at least €2,000.
The full table
- Deposit: €25,000
- IMT: €7,042 (young buyer: €0)
- Stamp duty on the purchase: €2,000 (young buyer: €0)
- Stamp duty on the loan: €1,350
- Valuation, deed and registrations: about €1,300
- Total: about €36,700. Young buyer with the exemption: about €27,650.
- With the public guarantee (zero deposit): about €2,650, plus insurance and the move.
And after the purchase
The instalment on €225,000 over 30 years, at the 4.204% nominal rate from our example, is around €1,101 a month. Add insurance (about €40 to €60), IMI (from 0.3% of the taxable value, divided by twelve) and condominium fees. It is this total that should stay below 35% of your net income.
Do the sums in two minutes
The purchase costs calculator adds up the IMT, both stamp duties and the fixed costs, with the option for buyers aged 35 or under. The mortgage calculator gives you the instalment and the indicative APRC. Then, if you want a real offer from several banks, talk to us.
Frequently asked questions
Is IMT paid before or after the deed?
Before. The IMT and stamp duty payment slip is paid at the tax office or online before the deed, and proof is required at signing.
What if the taxable value is higher than the price?
IMT and stamp duty are charged on the higher of the two. Check the property tax record before doing the sums.
Can I include the purchase costs in the mortgage?
As a rule, no. The loan is on the value of the property, with the 90% valuation limit. Taxes and costs come out of your pocket.