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Alicerce

Total purchase costs calculator

The deposit is only the first instalment. See the full total for completion day — taxes, registration and fees included — so you know exactly how much you need in the bank.

€

Use the higher of the deed price and the property’s taxable value (VPT).

Location
Purpose
Under-35 scheme (regime jovem)

First primary residence, no residential property in the last 3 years, not a dependant for IRS purposes.

Turn this off if you are buying with cash, with no bank financing.

%

= €225,000 borrowed from the bank

yrs
Registration and deed

What you need in the bank

€36,672.04

Where this number comes from

Deposit90% financed€25,000.00
IMT€7,042.04
Stamp duty (Imposto do Selo) on the purchase (0.8%)€2,000.00
Stamp duty on the mortgage (0.6%)Always due — not covered by the under-35 exemption€1,350.00
Registration and deed (Casa Pronta)€700.00
Bank valuationTypical figure — varies by bank€280.00
Arrangement feeTypical figure — varies by bank€300.00
Total — what you need in the bank€36,672.04

How this total adds up

The deposit is not the whole amount due on the day you sign the deed (escritura). On a €250,000 home, for a primary residence, on the mainland, without the under-35 scheme (regime jovem), with a 90% mortgage — €225,000 over 30 years — via Casa Pronta, the total adds up like this: a €25,000 deposit, €7,042.04 of IMT, €2,000 of purchase stamp duty (Imposto do Selo), €1,350 of stamp duty on the mortgage, €700 of registration and deed, €280 of bank valuation, and €300 of arrangement fee. Total: €36,672.04 — the amount you need available before you sign.

With the under-35 scheme, the numbers change completely. Up to €330,539 (mainland), buyers aged 35 or under who are purchasing their first home are exempt from IMT, from purchase stamp duty and from registration fees — you only pay the stamp duty on the mortgage, which is never exempt, plus the bank’s own fees. On a €300,000 home financed at 100%, that cuts the total to €2,380: almost entirely bank costs, with no deposit and no purchase taxes.

This total still is not the real cost of living in the home. Still to come: moving costs, small renovations or furniture, the life and multi-risk home insurance the bank requires, the condominium fee, and the annual IMI on the property’s taxable value (VPT) — the hidden costs of buying a home in Portugal guide maps out each one. And if you want to isolate just the tax portion — IMT and stamp duty, without the deposit or fees — use the IMT and stamp duty calculator .

Frequently asked questions

If I already have the deposit, why do I need more money on completion day?
Because the deposit is only one piece of the total. On top of it you pay IMT, the purchase stamp duty (0.8%) and the mortgage stamp duty (0.6% on loans of 5 years or more), registration and deed fees, and — if you are financing — the bank valuation and the arrangement fee. In the reference example — a €250,000 home, 90% mortgage — the deposit is €25,000, but the total you need in the bank rises to €36,672.04.
Casa Pronta or a notary — which should I choose?
Casa Pronta has a fixed price: €375 for a purchase with no mortgage, €700 with a registered mortgage, plus €50 for each additional property (for example, a garage with its own registration). The traditional notary route is less predictable — fees and separate registrations typically run between €800 and €1,500. Without a specific reason to use a notary’s office, Casa Pronta tends to be cheaper and more predictable.
Which costs disappear with the under-35 scheme?
Up to €330,539 (mainland), the under-35 scheme (regime jovem) exempts IMT, purchase stamp duty and the registration fees via Casa Pronta. What does not disappear is the stamp duty on the mortgage — 0.6% on loans of 5 years or more — which is always due, with or without the under-35 scheme.
Is the bank valuation mandatory?
Yes, whenever there is a mortgage — the bank only lends after valuing the property, using an appraiser of its own choosing. The typical cost runs from €190 to €400. Without financing, this cost does not exist.
Can I also finance the costs, not just the price of the home?
Usually not. Banks finance the purchase price up to a maximum LTV of 90% — the taxes, registration and fees are your responsibility, in cash. The exception is the state guarantee (garantia pública) at 100%, designed for buyers with no deposit, but it still does not cover the costs of the deed.

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