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Is this property worth it?

Find out what’s left over per month after the mortgage, expenses and IRS, with the most favorable tax regime already selected. Or calculate how much you can offer, or the profit from buying, renovating and selling.
  • Credit intermediary and insurance agent registered with BdP and ASF
  • No personal data needed to simulate
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What do you want to know?

Three questions to see if the property pays for itself

€

€/month

€

If you’re not sure, we assume 20% of the price, the usual for investment.
We assume 1 month per year without a tenant, usual expenses, the most favorable IRS regime and Mortgage at the reference rate (assumption). You can change everything in “In detail”.

How we calculate

We look at how much a property to let earns, after costs, credit and taxes.

  1. How much you invest

    Price, IMT for housing that is not your own permanent home, Stamp Duty, deed, works and down payment.Legal rule · CIMT, art.º 17.º; Your data

  2. What is left each year

    Rents minus IMI, condominium fees, maintenance, insurance and loan interest. The IRS on rents depends on the length of the contract and the regime (moderate rent or affordable rental).Legal rule · CIRS, art.º 72.º; DL n.º 97/2026

  3. The yield

    Gross, net and on the money you put in. The property's appreciation is hypothetical and only counts on the sale, after capital gains.Assumption

Illustrative cases

Illustration: Duarte and Madalena
Illustrative example

Duarte and Madalena found that the IRS regime made all the difference.

They want to buy a two-bedroom apartment in Seixal for €180,000 to rent out for €950 per month, with a down payment of €36,000. With the general IRS rate (25%), you’d be short €111 per month. Because the rent qualifies as moderate rent, they pay 10%: the shortfall drops to €2 per month. With a bank margin 0.3 percentage points lower, they would have €23 left over.

Net return 4.2%

Left over per month−€2/month

Left over per month
−€2/month
with IRS at 10%
Net return
4.2%
per year
Cash you need to put in
€43,916
down payment, taxes and costs
Representative example
TAEG
4.55%
Variable TAN
3.672%
MTIC
€259,161.79
Mortgage of €144,000.00 over 30 years, secured by a deed of trust: 360 monthly payments of €660.53, plus Life and Multi-risk Insurance of €43.80 per month, required to obtain the credit under these conditions. Variable TAN of 3.672%: 6‑month Euribor of 2.922% (average for September 2026) + spread of 0.75%. APR (TAEG) of 4.55%. Total cost of credit of €115,161.79; total amount payable by the consumer (MTIC) of €259,161.79. The APR (TAEG) and MTIC include the insurance, initial fees of €988.00 (including Stamp Duty of 4%) and Stamp Duty of €864.00 on the principal. Includes Stamp Duty of 4% on the interest, due on a loan for renting (the exemption in art. 7 of the CIS only covers own home). Values calculated by the simulator, with the rate remaining constant throughout the entire term. They do not correspond to the offer of any credit institution; binding conditions are set out in the European Standardised Information Sheet (FINE). Banco de Portugal Notice no. 5/2024.
Illustrative case: characters, figures and conditions are fictional. Figures calculated by the simulator using the reference rate of 3.7% (assumption, not a credit offer) and the 2026 tax rules, which may change; the tax due depends on each person’s situation. This is not tax, financial or investment advice. Granting of credit is subject to approval by the credit institution.
Illustration: Laura
Illustrative example

Laura knew the rent. She still needed to know the right price.

She found an apartment in Loures that can be rented for €900 per month and wants 5% net per year. With these assumptions, the simulator shows her that the price that delivers that amount is €144,433. The asking price is €150,000: that’s €5,567 above this value.

Asking price €150,000

Maximum price€144,433

Maximum price
€144,433
for 5% net
Asking price
€150,000
from the seller
Difference from the asking price
€5,567
Price above target value
Illustrative case: character, figures and conditions are fictional. Figures calculated by the simulator using expense assumptions, the reference rate of 3.7% and the 2026 tax rules, which may change; the tax due depends on each person’s situation. This is not tax, financial or investment advice.
Illustration: Artur
Illustrative example

Artur also ran the numbers for the worst‑case scenario.

He buys an old apartment in Coimbra for €140,000, in an urban rehabilitation area, and does €35,000 of renovation work with VAT at 6%. He expects to sell for €230,000 in 8 months. After taxes, costs and capital gains IRS, he would keep €27,614, 15% on the money he put in. In the prudent scenario, he would keep €15,362.

Prudent scenario +€15,362

Net profit+€27,614

Net profit
+€27,614
15% on the capital
Prudent scenario
+€15,362
lower sale price, more expensive works, more months
Works with VAT
€37,100
VAT at 6% (urban rehabilitation), no credit
Illustrative case: character, values and conditions are fictional. Tax rules for 2026, which may change; the tax due depends on each person’s situation and, if resales are your regular activity, the profit may be taxed as business income. This is not tax, financial or investment advice.
*Illustrative, non-binding example, with fictional characters and values that do not correspond to the offer of any credit institution. This does not constitute a credit offer and does not replace an assessment of each client’s personal and financial situation, nor the approval of the lending credit institution. TAN, TAEG and MTIC values are presented under the terms of Decree-Law no. 74-A/2017 and Banco de Portugal Notice no. 5/2024; the actual values are calculated by the lending credit institution in the European Standardised Information Sheet (ESIS). CrediSegur (CRRF – Brokerage, Lda.) — tied credit intermediary registered with Banco de Portugal under no. 0001290.

Myths

  • Myth“A rented property gives a guaranteed income.”There are months without a tenant, late rents, works and changes in the law.What to do: simulate with a few empty months a year and a reserve for works.Source: simulator calculation.
  • Myth“The gross yield is what I earn.”After IMI, condominium fees, insurance, maintenance and IRS, what is left is much less.What to do: decide by the net yield the simulator shows.Source: simulator calculation.
  • Depends“With a loan I always earn more.”A loan increases the gains when the rent pays well above the interest, and increases the losses when it does not.What to do: test the investment with a higher interest rate.Source: simulator calculation.
  • Truth“Expenses on the property are deducted from the rents.”Conservation and maintenance works, condominium fees and IMI are deducted, if you have an invoice.What to do: ask for an invoice with your NIF for every expense on the rented property.Source: CIRS, art.º 41.º.

The next step

You already have this answer. Keep going — each tool prepares the next decision.

Support from a CrediSegur manager

A CrediSegur manager follows your request with the institutions we work with. Our intermediation service has no cost for you.

Frequently asked questions

The general rate is 25%. Contracts from 5 to 10 years pay 15%, from 10 to 20 years 10% and over 20 years 5%. With moderate rent (up to 2.5 times the minimum wage per month), the rate is 10% up to 2029. In affordable rent (rent up to 80% of the municipality median), rents are exempt. The simulator picks the most favorable one.
IMI (we assume 0.35% of the assessed value, or 60% of the price if you don’t provide it), the condominium fee, multi‑risk insurance and maintenance. These expenses are deducted from the rent before IRS. The loan monthly payment is not an IRS expense: it only enters the calculation of what you have left each month.
The simulator runs the numbers for long‑term residential rentals. Short‑term rentals have their own licensing, IRS and cost rules, and more variable income: check the rules with an accountant before deciding.
Only when the purchase is made by someone whose activity is buying and selling real estate and the property is resold within the legal deadline. If any condition fails, IMT becomes due with interest. Stamp Duty on the purchase is always payable. Confirm this with your accountant.
Official data verified on 10/20/2026 · Sources: Diário da República, Autoridade Tributária, Banco de Portugal, INE, Segurança Social, Assembleia da República · see sourcesData from INE – Portugal, reused under the CC BY 4.0 licence.
Important note: Informative simulation based on the tax rules for 2026 and assumptions (rent, appreciation, interest rate, expenses) that are not guaranteed and are not conditions from any bank. This is not financial, tax or investment advice. Sources (in Portuguese): Art.º 72.º do CIRS e DL n.º 97/2026; Regime Simplificado de Arrendamento Acessível; CIRC, art.º 87.º (taxas de 2026, a confirmar com o contabilista); Regime Financeiro das Autarquias Locais, art.º 18.º (derrama); Valorização: BIS, preços residenciais em Portugal (via FRED), taxa média anual composta 2000–2025 (3,9 %); rendas: INE, IHPC — rendas efetivas da habitação, média anual 2015–2025 (3,2 %); comissão de venda: 5% + IVA, pressuposto da CrediSegur; CIMI, art.º 112.º (taxa de IMI). CRRF – BROKERAGE, LDA (CrediSegur) is a tied credit intermediary registered with Banco de Portugal (no. 0001290) and an insurance agent registered with ASF (no. 421571530); it does not charge fees for credit intermediation.