Buyer's guide
The true cost of buying a home in Sintra (2026)
Beyond the asking price, buying in Sintra adds taxes and fees that typically come to 7–11% of the price. Here is exactly what to budget for in 2026.
When you buy a home in Sintra, the purchase price is only part of the story. On top of it you'll pay a property transfer tax, stamp duty, and legal and notary fees. For most buyers these come to somewhere between 7% and 11% of the price — worth planning for from the outset.
Here's how the numbers break down for 2026.
IMT — the property transfer tax
IMT (Imposto Municipal sobre Transmissões) is the biggest single cost. It's charged on the higher of the purchase price or the property's tax-registered value, on a progressive scale. The rates below apply to a secondary or holiday home; a permanent main residence is taxed at 0% on the first band instead of 1%.
| Property value (€) | Marginal rate |
|---|---|
| up to 106,346 | 1% |
| 106,346 – 145,470 | 2% |
| 145,470 – 198,347 | 5% |
| 198,347 – 330,539 | 7% |
| 330,539 – 660,982 | 8% |
| 660,982 – 1,150,853 | 6% flat |
| above 1,150,853 | 7.5% flat |
Under Portugal's 2026 housing law, non-residents may face a flat 7.5% IMT instead of the progressive table above. Exemptions are expected if you become Portuguese tax-resident within two years of buying. The implementing rules were still being finalised in 2026 — always confirm your exact liability with Portuguese tax counsel before you sign.
Stamp duty (Imposto do Selo)
A flat 0.8% of the price, paid at completion. Simple and unavoidable.
Legal, notary & registration fees
Budget around 1–2% for a lawyer to handle due diligence and conveyancing (some charge a fixed fee of €1,500–€3,000+), plus roughly €500–€1,200 for the notary and Land Registry. Independent legal representation is the single most valuable money you'll spend — it's what protects you from the phantom listings and title problems that catch out first-time foreign buyers.
IMI — the annual property tax
Once you own the home, you'll pay IMI each year — typically 0.3%–0.45% of the tax value for urban property, set by the municipality.
A worked example
Take an €800,000 home in Colares bought as a secondary residence:
| IMT (6% flat band) | €48,000 |
| Stamp duty (0.8%) | €6,400 |
| Legal fees (~1.5%) | €12,000 |
| Notary & registration | ~€1,000 |
| Total added cost | ≈ €67,400 (~8.4%) |
If you buy as a non-resident and the new flat 7.5% IMT applies, the IMT alone would be €60,000 — pushing the all-in extra cost closer to 10%. This is exactly the kind of figure to confirm with a tax adviser before committing.
What you usually don't pay
In Portugal the buyer's agent commission is almost always paid by the seller. That means working with a buyer-focused advisor typically costs you nothing extra — while giving you someone on your side and verified properties to view.
Key takeaways
- Budget 7–11% on top of the price for taxes and fees.
- IMT is the biggest cost; non-residents may face a flat 7.5% in 2026 — confirm with counsel.
- Stamp duty is 0.8%; legal ~1–2%; notary/registry ~€500–1,200.
- The buyer's agent is normally paid by the seller.
→ Download the free International Buyer's Guide to Sintra
Figures are indicative for 2026 and subject to change. This article is general information, not tax or legal advice — confirm current rules with a qualified Portuguese lawyer and tax adviser before acting.
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