Guide to Notaries and Fees in Portugal

Published on May 4, 2026 and written by Cyril Jarnias

In the context of a real estate purchase or crucial administrative procedures, understanding the role and fees of notaries in Portugal is essential to avoid unpleasant surprises.

This article aims to explain in detail the key role played by these legal professionals, as well as to provide you with a complete guide on the various costs related to notarial services in the country.

Whether you are an expatriate or a foreign investor, gaining a clear understanding of notarial procedures and tips for potentially reducing certain fees can save you time and money.

By delving into the world of Portuguese notaries, we hope to demystify this often complex process and facilitate your future legal steps.

Understanding the Role of the Notary in Real Estate in Portugal

The notary plays a central role in real estate transactions in Portugal, primarily during the final phase of the sale, by guaranteeing the legality and authenticity of the final deed of sale (escritura pública). Their intervention is essential to legally secure the transfer of property.

Main Functions of the Notary in Real Estate in Portugal:

• Authentication of the Deed of Sale: The notary intervenes at the final stage to authenticate documents and signatures during the signing of the final deed of sale.
• Verification of the Legality of the Transaction: They ensure the legal compliance of the sale, verify the identity of the parties and the existence of rights over the property, as well as the absence of unpaid debts or mortgages.
• Land Registration: After signing, the notary proceeds with the official registration of the transaction with the land registry (Conservatória do Registo Predial), which provides legal security to the buyer.
• Management of Tax Formalities: They ensure that taxes (IMT, stamp duty) are paid and that the transaction complies with tax obligations.

Importance of the Notary for Legal Security:

The notary is the guarantor of the security and validity of real estate transactions. They act as an independent public authority, which protects the parties against fraud, errors, or future disputes.

Mandatory Notarial Acts:

• Escritura de compra e venda (final deed of sale): mandatory for any transfer of real estate property.
• Mortgage Loan Deed: In case of bank financing, the notary also authenticates the loan deed.
• Registration of the Transfer: Publication in the land registry is mandatory and carried out by the notary.

Comparison with Other European Systems:

Portugal	France	Germany
Notary intervenes mainly at the end to authenticate the deed	Notary accompanies all stages, advises, manages funds	Notary checks titles, advises, manages funds, registers the sale
Preliminary checks often done by a lawyer	Notary performs all checks	Notary performs all checks
Fees borne by the buyer	Fees shared or borne by the buyer	Fees borne by the buyer

Concrete Example:

A buyer wishes to purchase an apartment in Lisbon. After signing a promissory contract (CPCV), they pay the taxes (IMT, stamp duty). The final deed is signed at the notary’s office, who verifies the legality and proceeds with the registration. The buyer officially becomes the owner at the end of this step.

Notary Fees in Portugal:

• Amount: Generally, notary fees (including registration and stamp duty) represent approximately 1% to 3% of the purchase price. Some sources mention fees up to 5-10% if all taxes and ancillary costs are included.
• Calculation: Fees depend on the property price, the deed amount, and associated taxes (IMT, stamp duty 0.8%).

Recent Reforms and Legislative Developments:

Gradual digitalization of notarial deeds and simplification of certain administrative procedures.

Strengthening of anti-money laundering controls and identity verification, especially for transactions involving non-residents or foreign companies.

Summary of Key Steps with Notary Intervention:

• Final verification of the legality of the sale.
• Signing of the authentic deed before a notary.
• Payment of taxes and fees.
• Registration with the land registry.

Key Takeaway:

The notary in Portugal is the guarantor of the validity and legal security when selling or buying a property, but their role is more limited than in France or Germany, where they accompany and advise the parties at every stage. For complete legal protection, it is common to also hire a lawyer, especially for preliminary checks and complex transactions.

How Notary Fees Are Calculated for a Real Estate Purchase in Portugal

Structure of Notary Fees in Portugal for a Real Estate Purchase

Notary fees when purchasing real estate in Portugal mainly consist of the following elements:

• Notary’s fees
• Administrative and registration costs
• Transaction-related taxes, notably IMT (Imposto Municipal sobre Transmissões Onerosas de Imóveis) and stamp duty (Imposto do Selo)

These fees generally include:

• Drafting and authentication of deeds
• Administrative formalities
• Official registration of the property

Included Element	Detail / Percentage
Fees + admin. costs	1% to 1.5% of the purchase price
Stamp duty	0.8% of the purchase price
Registration fees	€100 to €200
IMT (municipal tax)	Progressive scale, up to 8%

Typical Percentage Applied to the Purchase Price

The total ancillary costs generally represent between 6% and 8% of the acquisition price for most real estate transactions. This overall rate varies depending on:

• The value and nature of the property (new or resale)
• Its geographic location
• The buyer’s tax or residency status

In certain specific cases, estimates can range between 5% and 10%, particularly in highly sought-after urban areas or if the IMT amount reaches its maximum.

Specific Calculations of Transaction-Related Taxes

IMT – Imposto Municipal sobre Transmissões Onerosas de Imóveis:
IMT is a progressive tax whose rate depends on:

• The type of property (primary or secondary residence)
• Its declared value

Rates range approximately between 0% to 8%, calculated in brackets.

Stamp Duty:
The fixed duty applied is traditionally:

• 0.8% on the amount stated in the deed

If a bank loan is involved, an additional duty on the contracted credit must be added (0.6% of the borrowed amount).

VAT on New Properties:
On new real estate properties (never occupied), VAT (23%) is added to the listed price. This VAT applies only to this specific type; it does not apply to resales.

Type of Property	Main Taxes	Specific Feature
New property	VAT + IMT + duties	VAT at 23%, cumulative
Resale property	IMT + duties	No VAT

Differences: New vs. Resale Purchases

For a new property, in addition to the standard set of fees/administrative costs/IMT/duties,
you must add VAT, which does not exist for resale properties.
Thus,
the total cost when purchasing a new property is significantly higher since this additional tax applies.

Practical Tips to Limit Costs:

• Always request a detailed quote from the notary before any signing.
• Compare several notary offices to obtain a precise breakdown of fees and administrative costs.
• Check your eligibility for local tax incentives: some partial or total exemptions exist depending on your personal situation, such as first-time buyers or primary residence.
• Use official online simulators to accurately anticipate your ancillary expenses.
• Consult a specialized lawyer who can also identify any applicable reductions through bilateral tax treaties or special status (e.g., non-habitual residents).

The Hidden Costs Associated with Buying Real Estate in Portugal

The hidden costs when buying real estate in Portugal are numerous and can represent between 6% and 10% of the total acquisition price.

Type of Cost	Amount or Percentage	Details and Regional Variations
Municipal Property Transfer Tax (IMT)	0% to 10% (generally 2% to 8%)	Variable rate depending on price, property type, location (urban/rural), and whether it is a primary or secondary residence. In Lisbon: up to 6.5% for an urban villa; in rural areas: around 5%. Possible reductions for first-time buyers under 35.
Stamp Duty (Imposto do Selo)	0.8% of the purchase price	Paid at the signing of the purchase deed.
Notary Fees	€750 to €1,200 (on average 1% of the property price)	Depends on the notary, property type, and transaction amount.
Registration Fees	Often included in notary fees (may vary)	Mandatory to formalize the property transfer.
Lawyer Fees	1% to 2% of the purchase price, or a flat fee (e.g., €1,800)	Recommended, especially for non-residents.
Real Estate Agency Fees	2% to 8% of the price (often borne by the seller)	Sometimes shared depending on negotiation; higher for luxury properties or in tourist areas (Lisbon, Algarve, Porto).
Translation Fees	Variable (a few hundred euros)	Mandatory if the buyer does not speak Portuguese, especially for legal documents.
Bank Costs (if credit)	Processing fees, appraisal, mortgage insurance	Depend on the bank and the amount borrowed.
Annual Property Tax (IMI)	0.3% to 0.8% of the cadastral value	Paid annually in two installments (April, September), depends on the municipality.

Unexpected Expenses to Anticipate:

• Possible repairs or upgrades to the property after purchase
• Utility connections (water, electricity, gas)
• Moving or installation costs
• Costs related to obtaining a Portuguese tax number (NIF)
• Fees for property management or rental if it is an investment property

Variation of Costs by Region and Property Type:

• Lisbon, Porto, Algarve: higher agency fees, higher IMT, higher price per square meter.
• Rural Area: IMT and agency fees are often lower, but beware of dilapidation or the need for renovations.
• Commercial Properties: IMT set at 6.5% regardless of the amount, different taxation for commercial premises.

Practical Tips for Planning and Budgeting These Costs:

• Draw up a detailed table of each expense item before any purchase offer.
• Use official online simulators to estimate IMT and other taxes.
• Add a safety margin of 10% of the purchase price to cover unforeseen events.
• Get assistance from a lawyer specialized in Portuguese real estate law, who can anticipate local pitfalls.
• Request written quotes for each service (notary, lawyer, agency, translation).
• Check whether certain costs are borne by the seller or the buyer in the target region.
• Plan for the payment of the annual property tax (IMI) from the first year.

Key Takeaway:
Never limit yourself to the listed price of the property.
Integrating all ancillary costs into your financing plan helps avoid unpleasant surprises and buy with peace of mind.