Free tool

Young Buyer Mortgage Simulator

Check whether you qualify for the Portuguese State guarantee, how much tax you pay under the young-buyer exemption, and what your payment would be with 100% financing.

Young buyer mortgage simulator (100% financing)

Check whether you qualify for the Portuguese State guarantee, how much IMT and Stamp Duty you pay under the young-buyer exemption, and what your monthly payment looks like with 100% financing.

Property price

€50,000 – €450,000

Your age

Annual taxable income

Term

✅ You meet the conditions for the State guarantee

The State can act as guarantor and the bank can finance up to 100% of the property value. Confirm with a specialist before proceeding: the guarantee quota is allocated per bank and is heavily used.

The guarantee also requires a first permanent home and that no buyer owns (or owned in the last 3 years) another residential property. It does not cover construction loans.

100% financing (with guarantee)

Deposit required: €0
Loan amount: €200,000
Monthly payment: €876
Total interest: €220,719

90% financing (no guarantee)

Deposit required: €20,000
Loan amount: €180,000
Monthly payment: €789
Total interest: €198,647

Purchase taxes

IMT (property transfer tax): €0
Stamp Duty (purchase): €0
Stamp Duty on the loan (0.6%): €1,200

Saving from the young-buyer exemption: €5,142

Get my free simulation IMT calculatorFree of charge: we are paid by the banks, not by you.

Example rate: 12M Euribor at 3.323% (05/10/2026) plus a 1.0% margin. Indicative simulation — not a credit offer.

Informational estimate. The final figures depend on the approved offer, the bank and the contracted rate.

How the State guarantee works

Under the scheme created by Decree-Law 44/2024, the Portuguese State acts as guarantor for buyers aged up to 35 purchasing their first permanent home. The State covers up to 15% of the property value, which reduces the bank's risk and allows it to finance up to 100% of the purchase.

The conditions are cumulative: aged up to 35, taxable income up to €86,634 (the 8th IRS bracket in 2026), property price up to €450,000, first permanent home, and no other residential property owned now or in the last three years. The scheme only covers purchase loans — it does not fund construction.

Timing and quota matter

The scheme applies to contracts signed up to 31 December 2026, and the 2027 Budget proposal keeps it in place. By 2 September 2026 banks had already requested 92.8% of the available guarantee, prompting the government to add €100 million to the programme. The quota is allocated per bank, so applying now gives you more choice than waiting until December.

What the simulator shows

✓Eligibility for the State guarantee, with the reasons listed whenever a condition is not met.
✓IMT and Stamp Duty under the 2026 young-buyer exemption — full exemption up to €330,539 and partial up to €660,982 — plus the saving versus the standard regime.
✓Monthly payment at 100% and 90% financing, with the outstanding capital and total interest in each scenario.
✓Stamp Duty on the loan (0.6%), which is still payable even when the purchase tax is exempt.

Perguntas frequentes (FAQ)

What is 100% financing for young buyers in Portugal?

It is the mortgage supported by the Portuguese State guarantee, which allows a bank to finance up to 100% of the property price. The State guarantees up to 15% of the value, removing the 10% to 20% deposit banks normally require. It applies to buyers aged up to 35, buying their first permanent home, on properties up to €450,000.

What does this simulator calculate?

It checks eligibility for the State guarantee (age, property value and taxable income up to €86,634), calculates IMT and Stamp Duty under the young-buyer exemption, shows the 0.6% Stamp Duty on the loan, and compares the monthly payment with 100% and 90% financing. It also shows the tax saving compared with the standard regime.

How much is the monthly payment with no deposit?

On a €200,000 property financed at 100% over 40 years, at an example rate of 4.32% (12M Euribor at 3.323% plus a 1.0% margin), the payment is around €876 per month. With a 10% deposit the loan drops to €180,000 and the payment to roughly €789 — but you would need €20,000 in savings.

Does the guarantee replace the deposit?

Yes, that is its purpose: to remove the need for an initial deposit. It does not remove the other purchase costs — the 0.6% Stamp Duty on the loan, the deed, land registry, the bank valuation and account fees — nor the bank assessment of the debt-to-income ratio, which remains capped at 45% with the interest-rate stress test.

Is this simulation binding?

No. It is an informational estimate based on the example rate shown and the 2026 IMT tables. The final payment depends on the approved offer, the bank, the contracted rate (fixed, variable or mixed) and the agreed term. For an analysis of your own case, speak to one of our specialists — the service is free.