Portugal Property Investment Calculator
InvestimoPortugal is a purpose-built tool for modelling residential property investments in Portugal. It covers the full lifecycle of a deal — from acquisition taxes, through annual holding costs, to an eventual sale — using the actual rules that apply in the Portuguese market.
Built around Portuguese rules, not generic formulas
Most online calculators treat Portugal like any other market. This one does not. IMT (Imposto Municipal sobre Transmissões) is computed with the current progressive brackets for urban property, including the distinct scales for primary residence versus second homes. AIMI (Adicional ao IMI) is applied on the portion of VPT that exceeds the €600,000 individual allowance. Capital gains on exit use the official monetary devaluation coefficients published by the Portuguese Ministry of Finance to index the acquisition cost — not a generic inflation assumption.
What you can model
- Acquisition costs: IMT, Imposto do Selo, notary and registry fees
- Financing and amortisation on a Portuguese-style mortgage
- Annual operating cash flow: IMI, condomínio, insurance, vacancy, maintenance reserves
- Rental income under long-term and short-term lease regimes
- Exit scenarios with capital gains tax, deflator indexation, and reinvestment relief
- Key return metrics: gross yield, net yield, cash-on-cash, IRR, equity multiple
Who it is for
Designed for buy-to-let investors, expats relocating to Portugal who want to understand total cost of ownership, and first-time buyers evaluating a primary residence as a long-term asset. We publish our assumptions and link to source documents so users can verify how every output is produced.