Property simulators — the arithmetic before the decision

Buying, selling or letting almost always begins with the same question: what does this actually come to. Portuguese property taxation answers it in ways that are not obvious from the outside, and the figures are rarely to hand when they are needed. Here are 16 of them, grouped by the moment they tend to come up.

Each calculation runs on your own device, using the rules in force in 2026. Nothing you type is stored or sent anywhere.

Buying

What gets added to the price, and where the money comes from.

IMT and stamp duty

What gets added to the price when I buy?

Mortgage payment

What do I pay each month, and what does the bank see?

Sell to buy

Does what my sale frees up cover the next purchase?

Selling

From the price to what reaches you, and the option of not selling.

Capital gains

What tax will I pay on the gain from a sale?

Net sale proceeds

What actually reaches me once everything is paid?

Rent out or sell

Does letting pay, once every cost is counted?

Letting

From the tenancy already running to what the place could earn by the night.

Rent update

How much may the rent rise, and what have I already lost?

Short-term rental yield

Does letting by the night beat letting by the year?

Special situations

When a property is not sold as it stands: it is swapped, inherited, divided or renovated.

IMT on property exchanges

What do I save by swapping instead of selling and buying?

Inheritance and division

What is paid when a property moves within a family?

Usufruct and bare ownership

What is the use worth, and what is the ownership worth?

Buy, renovate, sell

What margin is left on a resale project?

Holding a property

What it costs every year, even when nothing happens.

IMI calculator

What will I pay in IMI, at my municipality's rate?

Annual ownership costs

What does holding this house for a year cost me?

Condominium fees

What charge falls to me each month?

Utilities

Arithmetic without taxes, of the kind that comes up mid-viewing.

Area converter

What is the price per square metre, and of which area?

Estimates, not assessments

Each simulator works from the tax rules in force in 2026 and the figures you enter. It produces a reasoned estimate, meant to frame a conversation rather than to stand in for tax or legal advice.

Portuguese property rules carry a number of reliefs and regimes that turn on personal circumstances: tax residency, whether a home is a main residence, the age of the buyer, the marital property regime, how long a letting runs. A general tool cannot know which of them applies to you, which is why the figures here are a starting point.

Where a value could not be confirmed against a primary source, the page says so. The municipal IMI rates are no longer one of those cases: they all come from the public lookup on the Portal das Finanças, municipality by municipality, and each page tells you which tax year they belong to and which year they are paid in.

Values are reviewed annually. This version was updated in August 2026.

What we do with your data

Nothing. The calculation runs entirely in your browser, with no calls to a server and no record of anything you enter. Close the page and the figures leave with you.

If you would like to talk through what the numbers show, that conversation starts with you, through the usual channels.

Simulators