Cascais property tax and running costs calculator

How is IMI worked out in Cascais?

IMI is the yearly municipal property tax: the VPT, the tax value on the caderneta predial, times the rate the municipality sets. For tax year 2025, billed in 2026, Cascais charges 0.35% on urban property (Edital n.º 19/2026). An own permanent home pays 15% less, 0.2975%: the reduction was approved by the Assembleia Municipal on 22 December 2025 (Proposta 1802-2025), and the Câmara described the result as the 0.3% legal minimum, so expect 0.2975–0.30%. A home let long-term for housing pays 20% less, 0.28%, on application to the Câmara by 30 September of the tax year. The rate for tax year 2026, billed in 2027, had not been published on 31 October 2026.

Families living in their own home also deduct a fixed amount from the bill: €30 with one dependant, €70 with two and €140 with three or more. A home with a VPT of €125,000 or less can be exempt for three years after purchase or completion if the household's gross income in the previous year was up to €153,300 (EBF art. 46); tick the box in the calculator only if both apply. The bill comes in one, two or three instalments between May and November, depending on the amount.

What if you do not know the VPT?

The VPT is on the caderneta predial, which the seller can give you before the promissory contract. Without it, the calculator estimates the value with the formula in the IMI code (CIMI art. 38): base value × area × use × location × quality × age. For assessments filed from 1 January 2026 the base value (Vc) is €712.50 per m²: the €570 average construction cost plus 25% for the land (Portaria 471/2025/1). Location coefficients in Cascais run from 0.70 to 3.50; you can read the exact value for an address in the tax authority's zoning simulator. The age coefficient falls as the building gets older:

The estimate is the value a new assessment would give today. Many older homes in Cascais carry a VPT assessed years ago, which can be lower; the caderneta predial always wins.

When does AIMI apply?

AIMI is a national surcharge on large residential holdings. It is due on the combined VPT of all your homes and building plots in Portugal above €600,000 per owner, or €1,200,000 for married couples and civil partners who choose joint taxation (CIMI arts. 135-C, 135-D and 135-F). Companies pay 0.4% from the first euro; the rates for individuals apply if shareholders or managers use the home, and 7.5% if the company is in a blacklisted tax jurisdiction.

What else does a year cost?

Water and sanitation in Cascais follow the Águas de Cascais 2026 domestic tariff; the calculator uses it for the consumption you enter, before IVA. Condominium fees and insurance vary too much from building to building to estimate, so enter the figures from the condominium budget and your insurance quote. In a building divided into units, fire insurance is compulsory for each unit. Our guide to the cost of owning a home in Cascais explains every item, with three example budgets.

Questions

What is the IMI rate in Cascais?

0.35% of the VPT for tax year 2025, billed in 2026 (Edital n.º 19/2026); 0.2975% (about 0.30%) for an own permanent home and 0.28% for a home let long-term for housing, on application. The rate for 2026 had not been published on 31 October 2026.

How much IMI does a flat in Cascais pay?

IMI is charged on the VPT on the caderneta predial, not on the price. With a VPT of €200,000 the IMI is €700 a year, or €595 if it is your own permanent home; enter your VPT to see your figure.

Do I pay AIMI on a home in Cascais?

Only if the combined VPT of your homes and building land in Portugal exceeds €600,000 per owner (€1,200,000 for couples who opt for joint taxation). The rate starts at 0.7% on the excess.

Who pays the IMI in the year I buy?

Whoever owns the property on 31 December. If you buy in 2026, the seller pays the IMI billed in 2026 and you receive your first bill in 2027.