Portugal Tool
Commission Calculator
Portuguese mediador imobiliário fees — typical 3-5% + IVA by mandate type, exclusive vs open, and how it splits between agent and agency. Know your real take-home in euros.
Exclusive mandate — typical 5% + IVA
Typical 60-70% for experienced agents
Gross Commission
€20 000
5% of €400 000
Commission + IVA
€24 600
Total paid by seller
Agent Take
€17 220
Before personal IRS
Agency Take
€7380
Agency retention
Portuguese Agency Notes
- • AMI licence: all Portuguese agencies must hold an AMI licence issued by IMPIC. Operating without one voids the commission contract.
- • Who pays: in Portugal the seller typically pays the full commission; buyer-broker arrangements exist but are not market-default.
- • IVA: Portuguese real estate commissions are subject to standard 23% IVA. The agency invoices seller inclusive of IVA.
- • Exclusive vs open: exclusive mandates are legally stronger — if a buyer sourced by the agent completes via another channel, commission is still owed.
- • Typical range: 3-6% depending on property type, location, mandate, and negotiation. Luxury Algarve commonly hits 5-6%; interior Portugal 3-4%.