AnchorLess › Buying in Portugal › Mortgage calculator
Portugal Mortgage Calculator and Buying Costs
“A solid service with a very competitive price”
“Another selling point is the fact that AnchorLess is available in multiple languages”
“In my opinion, I would recommend using a company such as anchorless.io”
“Let AnchorLess handle the admin for you so you can enjoy your new life in Portugal.”
“A solid service with a very competitive price”
“Another selling point is the fact that AnchorLess is available in multiple languages”
“In my opinion, I would recommend using a company such as anchorless.io”
“Let AnchorLess handle the admin for you so you can enjoy your new life in Portugal.”
IN SHORT
- Since 25 May 2026, a buyer who isn't a Portuguese tax resident pays a flat 7.5% IMT on a home, refunded down to the normal rates if they become resident within two years.
- The Banco de Portugal caps a loan at 90% of the price or the valuation for your own home, 80% otherwise; banks usually lend non-residents up to 70% (practice).
- 86.6% of new home loans are mixed: 2.86% fixed on average for the first years (August 2026), then 6-month Euribor, 2.922% in September.
- Your payments on all your loans may not pass 45% of your net income, tested with Euribor up to 1.5 points higher (since 1 August 2026).
How much can you borrow in Portugal?
The Banco de Portugal's limits apply to every new home loan assessed since 1 August 2026, resident or not: the loan at most 90% of the lower of the price and the valuation for your own and permanent home, 80% for a second home or one to rent out; your payments on all your loans at most 45% of your net income, the new loan's tested with Euribor 0.5 to 1.5 points higher; and 40 years at most if the oldest borrower is 35 or younger, 35 years above (Recomendação Macroprudencial n.º 1/2026).
- Non-residents practice: banks usually lend 60% to 75% (BPI 70%, novobanco 75% in October 2026), over 30 years at most, repaid by 75.
- What banks ask for practice: your passport and NIF, proof of income (payslips, tax return or accounts), bank statements, and the promissory contract.
- The valuation: an independent valuer registered with the CMVM; if you pay for it, the report is yours, and a valuation under six months old made for another bank can be reused (Decreto-Lei 74-A/2017 art. 18).
- Under 35 and living in Portugal? Until 31 December 2026, the State guarantees up to 15% of a first home of up to €450,000, so a bank can lend up to 100% (Decreto-Lei 44/2024); it requires a Portuguese tax domicile.
Portuguese mortgage rates in 2026
3.00%
all new home loans
2.86%
mixed, fixed years
3.23%
variable
86.6%
of new loans are mixed
Portugal's average rate on new home loans was 3.00% in August 2026: 2.86% in the fixed years of a mixed loan, 3.23% variable and 3.83% fixed (Banco de Portugal). With insurance and fees, the APR was 5.12%. The average spread on new loans was 0.73 to 0.75 points in 2025; banks' price lists run from 0.70 to 2.90, and offers to non-residents are around 1.4 to 1.5 practice.
Euribor today
6-month Euribor, the index of half of new variable loans, was 2.922% in September 2026, up from 2.107% a year before (ECB). Portuguese banks revise it every six months.
| Month | Euribor | Month | Euribor |
|---|---|---|---|
| October 2025 | 2.107% | April 2026 | 2.454% |
| November 2025 | 2.131% | May 2026 | 2.536% |
| December 2025 | 2.139% | June 2026 | 2.595% |
| January 2026 | 2.137% | July 2026 | 2.647% |
| February 2026 | 2.143% | August 2026 | 2.713% |
| March 2026 | 2.322% | September 2026 | 2.922% |
The October average comes out in the first days of November.
Mixed, variable or fixed?
Mixed
A fixed rate for the first years, usually 2 (the average is 3.1), then Euribor plus the bank's spread. 86.6% of new loans.
Variable
Euribor (6 months for most) plus the spread, revised every six months. A negative Euribor lowers your rate below the spread (Decreto-Lei 74-A/2017 art. 21-A).
Fixed
The same payment for the whole term. Few banks offer one: 2.6% of new loans.
Sources: Banco de Portugal, BPstat, new housing loans, August 2026, and Relatório de Acompanhamento dos Mercados de Crédito 2025; ECB Data Portal, Euribor 6 months, monthly averages; banks' price lists of 1 October 2026. Checked on 29 October 2026.
Buying from abroad: the 7.5% IMT
Since 25 May 2026, a buyer who isn't a Portuguese tax resident pays IMT at a flat 7.5% of the whole price on a home, with no exemption or reduction (Código do IMT art. 17 n.º 10, Decreto-Lei 97/2026). There is no exception for buyers living elsewhere in the EU.
- Not for former residents: a buyer who was ever a Portuguese tax resident pays the normal rates (the tax authority's Ofício Circulado 40131/2026). A married couple under a community regime pays 7.5% only if neither spouse is or was a resident.
- Refunded later if, within two years of the purchase, you become a Portuguese tax resident, or if you rent the home out within six months at €2,300 a month at most, for at least 36 months in the first five years: ask the tax office within six months, and it refunds the difference with the normal rates (n.º 11 and 12).
- The stamp duty doesn't change: 0.8% of the price for everyone.
Moving to Portugal? Pick "Main home" and "Abroad" in the calculator: it shows the 7.5% you pay and the part refunded once you are resident. Try it ↑
Sources: Código do IMT art. 17 n.º 10 to 12, as added by Decreto-Lei 97/2026 (in force on 25 May 2026); Ofício Circulado 40131/2026 of 4 September 2026; the rent cap: Decreto-Lei 97/2026 art. 2 n.º 2 (2.5 × the 2026 minimum wage of €920).
The costs of buying a home in Portugal
| Cost | How much | Source |
|---|---|---|
| Property transfer tax (IMT) | by bracket, from 0% (your own home) or 1%; 7.5% for a non-resident | Código do IMT art. 17 |
| Stamp duty on the purchase | 0.8% of the price | Imposto do Selo, verba 1.1 |
| Stamp duty on the loan | 0.6% of the loan (5 years or more) | verba 17.1.3 |
| Stamp duty on the interest | none on a loan for your own home; 4% on a loan to buy one to rent out | verba 17.3.1; art. 7 n.º 1 l) |
| Deed and registration (Casa Pronta) | €375 without a loan, €700 with one (€150 and €250 for a first home at 35 or younger) | RERN art. 27-A, 28 |
| Bank fees | about €700 to €900, plus 4% stamp duty practice | banks' price lists |
| Life and home insurance | required by banks; you may buy them elsewhere practice | Decreto-Lei 74-A/2017 art. 11 |
IMT is charged on the higher of the price and the property's tax value (VPT), usually the price, and paid within 30 days of its assessment, before the deed (Código do IMT art. 12, 22, 36).
The IMT brackets in 2026
| Price | Your own home | Second home or to rent |
|---|---|---|
| up to €106,346 | 0% | 1% |
| €106,346 to €145,470 | 2% | 2% |
| €145,470 to €198,347 | 5% | 5% |
| €198,347 to €330,539 | 7% | 7% |
| €330,539 to €660,982 | 8% | 8% (to €633,931; then 6% on the whole value) |
| €660,982 to €1,150,853 | 6% on the whole value | 6% on the whole value |
| above €1,150,853 | 7.5% on the whole value | 7.5% on the whole value |
IMT Jovem: a first own home bought at 35 or younger pays no IMT up to €330,539 (8% above it, up to €660,982), no stamp duty on that part, and less for the Casa Pronta (Código do IMT art. 9; Código do Imposto do Selo art. 7-A). As a non-resident, you first pay the 7.5%.
After you buy: IMI
IMI, the yearly property tax, is 0.3% to 0.45% of the VPT, set by each municipality (0.30% in Lisbon, 0.324% in Porto, 0.35% in Cascais for 2025), billed the year after. Above €600,000 of VPT per person, AIMI adds 0.7% and more. Its deadlines are in our Portugal tax calendar.
Every step of buying, from the search to the deed: our guide to buying a house in Portugal as a foreigner.
Sources: Código do IMT arts. 9, 12, 17, 22 and 36 (brackets: Lei 73-A/2025, Ofício Circulado 40129/2026); Tabela Geral do Imposto do Selo and its Código, art. 7 and 7-A; Regulamento Emolumentar dos Registos e do Notariado, arts. 27-A and 28; Código do IMI art. 112, 135-A and following; Portal das Finanças, IMI rates by municipality. Checked on 29 October 2026.
How to buy with a mortgage in Portugal from abroad, step by step
1
Get your NIF. The tax office needs it for the IMT, the notary for the deed and the bank for your file.
From €99, from abroad
2
Open a Portuguese bank account. Banks lend through an account with them, and you pay the deposit, the taxes and the bills from it.
€359
3
Get an approval in principle from two or three banks, with your income documents; each must give you the standard information sheet (FINE).
4
Sign the promissory contract (CPCV) and pay the deposit, often 10% to 20% practice: you lose it if you pull out, the seller pays it back twice over if they do (Código Civil art. 442).
5
The valuation of the home, by the bank's registered valuer.
6
Pay the IMT and the stamp duty, within 30 days of their assessment and before the deed.
7
Sign the deed at a Casa Pronta desk, a notary or a lawyer, yourself or by power of attorney; the loan and the mortgage are signed the same day.
8
The purchase is registered within two months, usually by whoever authenticated the deed (Código do Registo Predial art. 8-B, 8-C).
Repaying early, insurance and other products
- Early repayment fees (Decreto-Lei 74-A/2017 art. 23): at most 0.5% of the capital repaid in a variable-rate period, 2% in a fixed one, and none after a death, unemployment or a work relocation. The waiver for variable loans ended on 31 December 2025.
- Insurance: banks may require life and home insurance, but must accept an equivalent policy from another insurer (art. 11).
- The worst case: your pre-contract sheet (FINE) must show the payment at the highest rate of the last 20 years; the calculator shows it under "What your bank must show you".
Source: Decreto-Lei 74-A/2017, arts. 11, 18, 21-A, 23 and annex II, in force on 29 October 2026.
Earning in pounds or dollars?
Portuguese banks lend in euros on Euribor: the exchange risk of a loan repaid from pounds, dollars or crowns is yours practice. The calculator shows your payment's share of your income if your currency falls 20%, the drop the law has banks show on a loan in another currency (Decreto-Lei 74-A/2017 art. 20).
Paid in another currency? Add your net income in the calculator and pick your currency beside it. Add my income ↑
Three examples
| Home | Loan | Rate | Monthly payment | Cash at signing |
|---|---|---|---|---|
| €250,000 second home, mainland, bought from abroad Try it ↑ | €175,000 (70%), 30 years | 2.86% for 2 years, then Euribor + 1.00 | €725, then €822 | €98,244 (IMT €18,750, €10,644 refundable) |
| €400,000 main home, moving from abroad Try it ↑ | €280,000 (70%), 30 years | Euribor 2.922% + 1.00 | €1,324 (€1,660 if Euribor +2) | €156,324 (IMT €30,000, €11,763 refundable) |
| €320,000 first home at 32, living in Portugal Try it ↑ | €288,000 (90%), 40 years | 2.86% for 2 years, then Euribor + 1.00 | €1,008, then €1,182 | €34,722 (no IMT, no purchase stamp duty) |
More on buying in Portugal
Buying a house in Portugal as a foreigner
The NIF you need for the deed, the IMT and the other taxes, the promissory contract and the steps.
Guide
Opening a bank account in Portugal
The documents and the steps, as a resident or from abroad.
Guide
Inheritance tax in Portugal for heirs abroad
The 10% stamp duty, who is exempt, the deadlines and the steps from abroad.
Guide
FAQ
Portuguese mortgages: frequently asked questions. Still need help? Chat to get answers from the AnchorLess team.
Chat with us
Can non-residents get a mortgage in Portugal?
Can non-residents get a mortgage in Portugal?
How much deposit do I need to buy in Portugal?
How much deposit do I need to buy in Portugal?
What is the IMT for non-residents in 2026?
What is the IMT for non-residents in 2026?
What are Portuguese mortgage rates in 2026?
What are Portuguese mortgage rates in 2026?
How much can I borrow?
How much can I borrow?
How long can a Portuguese mortgage last?
How long can a Portuguese mortgage last?
Do I need a NIF to buy a house in Portugal?
Do I need a NIF to buy a house in Portugal?
Who pays the costs of a mortgage in Portugal?
Who pays the costs of a mortgage in Portugal?
Can I repay a Portuguese mortgage early?
Can I repay a Portuguese mortgage early?
Is the calculator's result an offer?
Is the calculator's result an offer?
Buying in Portugal? Start with your NIF.
The tax office needs it for the IMT, the notary for the deed and the bank for your file.
AnchorLess is not a bank, accountant, tax advisor, investment advisor, or law firm, nor are we a government or official government website. We act as an intermediary, helping connect you with accredited professionals and streamlining administrative processes for your relocation in Europe.
MOVE TO PORTUGAL
Services
Guides
MOVE TO SPAIN
Services
Guides
MOVE TO ITALY
Services
MOVING IN EUROPE
Guides
Free tools
© 2022 - 2026 anchorless.io, all rights reserved.