Many sources name 1 September 2026 as the deadline. That's correct for two other parts of the same law — not for the IMT change itself. The flat 7.5% rate has applied since 25 May 2026.
The short answer. Buyers without Portuguese tax residence have paid a flat IMT rate of 7.5% on residential property purchases since 25 May 2026 — regardless of price, without the earlier progressive tiers and without the owner-occupier allowances (Decreto-Lei 97/2026, Art. 6, new Art. 17(10) of the IMT Code). Exceptions: you become a Portuguese tax resident within two years, or you let the property at a moderate rent (up to €2,300/month) within six months for at least 36 months during the first five years — then you can reclaim the difference.
Decreto-Lei 97/2026 was published in the Diário da República on 20 May 2026 and bundles several reforms: the IMT change for non-residents, the new rental-investment regime CIA, and the simplified rental programme RSAA. Only for CIA and RSAA does the law itself expressly set 1 September 2026 as the start date. There is no such delay clause for the IMT change — so the general statutory default applies: five days after publication. Published on 20 May, therefore in force since 25 May 2026.
Many guide sites copied the CIA/RSAA date onto the IMT figure without checking, since both sit in the same law. Anyone who has bought since 25 May is already paying the new rate — regardless of what circulates online about September.
Before the reform, non-residents paid the same tiered "other property" IMT table as Portuguese buyers of a second home: between 1% and 8% depending on price, with an allowance that shrinks again at higher prices. Since 25 May, non-residents instead pay a flat 7.5% from the first euro.
Before ("other property" tier): €250,000 × 7% − allowance €10,457.96 = €7,042 IMT + €2,000 stamp duty = €9,042 total. Now for non-residents: €250,000 × 7.5% = €18,750 IMT + €2,000 stamp duty = €20,750 total. Difference: +€11,708 (+129%).
Before: €300,000 × 7% − allowance €9,394.50 = €11,606 IMT + €2,400 stamp duty = €14,006 total. Now: €300,000 × 7.5% = €22,500 IMT + €2,400 stamp duty = €24,900 total. Difference: +€10,895 (+78%).
Above €1,150,853 the old flat rate for "other property" was already 7.5% — the reform changes nothing there mathematically. Between €660,982 and €1,150,853 it was 6%, so the new rate adds 1.5 percentage points. The effect hits mid-range prices hardest — exactly where most of our clients buy.
Model calculations, not binding tax advice. Sources: DR original Decreto-Lei 97/2026 (Art. 6, Art. 17 IMT Code); worked examples based on the 2026 "other property" tier (contabilidades.pt, divine-home.pt, as of June 2026).
If you become a Portuguese tax resident within two years of the purchase (Art. 16 IRS Code), you can reclaim the difference between 7.5% and the original tier on request — the request must be filed within six months of becoming resident.
If you let the property within six months of purchase at a rent up to €2,300/month and keep the contract running for at least 36 months during the first five years, the same refund option applies. Pure holiday letting or use as a second home does not qualify.
Both routes require a timely application to the Autoridade Tributária — the 7.5% is due in full at the time of the notarial deed regardless; the refund follows afterwards.
Purchase price, timeline, your residence status: we'll tell you what the IMT change means for your specific financing.
Discuss your caseRelated: Purchase costs in Spain & Portugal at a glance · Algarve · Porto · Madeira · all info pages