How commission flows in a Portuguese property transaction
Seller pays the mediador. Buyer pays nothing to the agent, but the structure shapes the negotiation.
Buyer
Comprador
Pays purchase price to seller. Pays IMT, stamp duty, notary fees. Pays nothing directly to the mediador.
Purchase price
→
Seller
Vendedor
Receives the sale price minus the commission paid to the mediador. Signs the mediation contract.
Commission 3-8% + IVA
→
Agent
Mediador AMI
Contracted by seller. Paid by seller on completion. No fiduciary duty to buyer under Lei 15/2013.
Commission on a €400,000 property: rate scenarios
Boutique / discount agency
2.5% + 23% IVA = 3.075% effective
2.5% + IVA
~€12,300
Standard urban rate
5% + 23% IVA = 6.15% effective
5% + IVA
~€24,600
Premium / Algarve international
7% + 23% IVA = 8.61% effective
7% + IVA
~€34,440
High-end / luxury segment
8% + 23% IVA = 9.84% effective
8% + IVA
~€39,360
Commission is unregulated in Portugal. Always confirm the rate in the mediation contract before proceeding. Commission is typically included in the listed price, not added on top.
Sources: Savvy Cat Realty, 2025 · Investropa, 2026 · Laws Property Portugal · Lei n.º 15/2013, de 8 de fevereiro (IMPIC AMI framework)