Buying a home in Portugal: property taxes and inheritance
To buy a home in Portugal, you need a NIF: the taxes on the purchase are paid under it. Three taxes apply:
| Tax | When | Rate |
|---|
| IMT, the property transfer tax | Once, when you buy | 0% to 7.5% |
| Stamp duty (Imposto do Selo) | Once, when you buy | 0.8% |
| IMI, the municipal property tax | Every year | 0.3% to 0.45% |
IMT and stamp duty are worked out on the price or the taxable value of the property (valor patrimonial tributário), whichever is higher, and stamp duty is paid before the deed. On the mainland, a home you buy to live in permanently pays no IMT up to €106,346 in 2026; above, the rate rises by brackets from 2% to 8%, then becomes a single 6% above €660,982 and 7.5% above €1,150,853. A second home pays from 1%, and IMT is not the same in Madeira and the Azores.
IMI is due every year from whoever owns the home on 31 December, on its taxable value: each municipality sets its rate between 0.3% and 0.45%. It is paid in May, or in two or three instalments when it is over €100 or €500. Our guides to buying a house in Portugal as a foreigner, to mortgages and to home insurance go further.
Inheritance: Portuguese stamp duty and Dutch inheritance tax
In Portugal, an inheritance pays 10% stamp duty on what is located in Portugal: a home, money in a Portuguese bank, a car registered there. Your spouse or de facto partner, descendants and ascendants (children, grandchildren, parents, grandparents) are exempt. The death is reported to the tax office (Finanças) by the end of the third month after it.
The Netherlands taxes the estate of someone who lived there, and a Dutch national is treated as still living there for 10 years after leaving (Successiewet, article 3):
- you die within 10 years of leaving, as a Dutch national: Dutch inheritance tax (erfbelasting) on everything you leave, wherever it is;
- after 10 years, or if you are not Dutch: no Dutch inheritance tax, not even on what is in the Netherlands.
In 2026, a partner pays nothing on the first €828,035 and each child on the first €26,230; above, the rate is 10% up to €158,669 and 20% beyond. Grandchildren pay 80% more, other heirs 30% and 40% after an allowance of €2,769. Pension rights are exempt. A gift you make in those 10 years falls under Dutch gift tax the same way.
The Netherlands and Portugal have no inheritance tax treaty: theirs covers income tax only. If both countries tax the same inheritance, your heirs say so in the Dutch return, and Dutch rules may relieve it. A notary can tell you what your heirs would pay in each country.