Portugal Tool
Buy-to-Let ROI Calculator
Portuguese rental income net of IMI, condomínio, seguro multirriscos, mgmt, maintenance, and IRS autonomous taxation (28%). The number landlords actually see.
Property & Financing
Rental Income
Taxes & Management
Valor Patrimonial Tributário
0.3-0.8% of VPT
Autonomous taxation: 28% flat default
Gross Yield
5.60%
€16 800/year / price
Net Yield
2.67%
After costs, before debt
Cash-on-Cash
-8.33%
Net / deposit
Monthly Cash Flow
€-417
After mortgage
Operating P&L (Annual)
Gross rent€16 800
- Vacancy-€1008
Effective rent€15 792
- Condomínio-€720
- Annual IMI-€798
- Insurance-€300
- Maintenance-€1263
- Management-€1579
NOI€11 131
- IRS on rental (28%)-€3117
Net before debt€8015
- Mortgage-€13 013
Cash flow€-4998
Acquisition Costs
Deposit€60 000
IMT (secondary)€11 790
Imposto do Selo (0.8%)€2400
Notary / escritura / legal (~2%)€6000
Total cash in at completion€80 190
Monthly mortgage payment: €1084 at 3.55%
Portuguese rental tax notes
- • IRS on rental income: default autonomous taxation at 28% flat on net rental; optional progressive brackets (higher for most). Contracts ≥ 5 years get reduced rates (down to 14%).
- • Deductible expenses: IMI, condomínio, insurance, maintenance, mgmt, mortgage interest (not principal). Factored here as "NOI" before the 28% applies.
- • Condomínio: building association fees; mandatory and hard to avoid.
- • AL (short-let): different regime — Categoria B, not Categoria F. Check AL-specific calculator before assuming short-let numbers.