Three calculators
Three calculators, and every rate inside them is linked
The reader supplies the consumption, the price and the income; these supply the tariffs, the brackets and the thresholds, each one linked to the authority that published it.
The short answer
These three calculators apply published Madeira rates to numbers the reader enters. The monthly one covers electricity, water, fuel and property tax at the rates EEM, ARM, the regional government and the tax authority set for 2026. The deed-day one uses Madeira's own transfer tax brackets. Nothing here is an estimate.
One
What the published bills actually cost
Put your own consumption in. We supply the tariffs, each one linked to the utility that published it, so every figure below traces back to the body that set it rather than to somebody else's summary.
In kWh. It is on your current bill. A two-person flat with no air conditioning is usually well under this.
The standing charge is set by this, not by what you use. It is on your bill, next to the tariff.
In cubic metres. Charged in rising blocks, so the last unit costs more than the first.
In litres. Madeira sets its own maximum price, weekly, by regional despatch.
The two have separate regional maxima, and diesel is the dearer of the pair here.
The valor patrimonial tributário, not the price you paid. It is usually a good deal lower.
Each council sets its own property tax rate inside the legal range.
Optional. The same four lines where you live now, in euros, so the comparison is like for like.
Two
Deed day — what leaves the account on top of the price
Property transfer tax in Madeira runs on Madeira's own brackets, which are not the mainland ones, and the rate for a buyer who is not tax-resident in Portugal changed. This is the number that surprises people.
Tax is charged on the price or the rateable value, whichever is higher.
Permanent-home brackets are lower, and the bracket table is different.
This is a residency test, not a nationality test. A Portuguese passport does not answer it.
Optional. A mortgage carries its own stamp duty.
Three
Income against the published visa threshold
This compares a number you type against a published requirement. It is not an assessment of an application, and it never will be.
How to read any of this
All three work the same way. The reader supplies a number from their own life, units used, a price, a monthly income, and the calculator applies a rate somebody published, with a link to the document beside the result. Nothing in them is an average, a model or a typical household. Where a rate could not be retrieved at source, the line is left out and the gap is named rather than filled.
The monthly bill calculator
It covers four lines: electricity, water, fuel, and the monthly share of the annual property tax. It is not a household budget and it is not trying to be one. There is no rent in it, no mortgage, no food, no insurance, no phone contract and no school fees, because none of those has a published rate. They are quotes, and a quote belongs to whoever obtained it. Inventing them would make the total look complete and make it worthless.
Electricity is energy used multiplied by the EEM rate of €0.1659/kWh, plus a daily standing charge fixed by the contracted power in kVA — €0.3648 a day at 6.9 kVA, €1.0559 at 20.7 kVA. The second half of that line does not move when consumption does, which is why an empty property still runs up a bill. Every electricity figure is read as being before IVA: EEM's tariff sheet states no treatment on its face, and regulated tariffs are conventionally published that way. Every water, wastewater and waste figure is before IVA too, and that one is not an inference — ARM's own tariff sheet closes with the line that IVA at the legal rate is added to all the prices it establishes. So the totals below are lower than the bill that arrives, on both utilities, by whichever rate applies to the supply. This page does not decide which rate that is: that is settled by Lista I to the IVA code and by what is actually being billed for.
Water appears only for the municipalities ARM bills directly — Câmara de Lobos, Machico, Ribeira Brava, Santana and Porto Santo. For every other municipality, Funchal included, the water line is dropped and a note appears where the figure would have been. Funchal bills its own water under its own table of municipal charges, and that document could not be retrieved. Applying ARM's blocks to a Funchal address would produce a confident-looking number that is not true, which is the single most common failure in English-language writing about the island. Where water does appear, the per-cubic-metre figure is the winter rate with water, wastewater and waste for that block added together, because the bill carries three services on one metered volume. Above the second block, ARM charges more in July, August and September.
Fuel uses the maximum price the regional government set for the week named beside it — €1.860 a litre for petrol in the week of 24 to 30 August 2026. That is a ceiling, not a price: a station may sell below it and never above it, and it is reissued every Monday. Any Madeira fuel figure older than seven days is history.
Property tax is charged on the rateable value the tax authority assigns, not on the purchase price, and the input asks for the rateable value for that reason. It is normally well below what the property cost. Nine Madeiran municipalities appear in the list; Câmara de Lobos and Porto Santo do not, because neither rate could be settled for 2026.
The deed-day calculator
This one answers a single question: what leaves the account on the day, on top of the agreed price.
Transfer tax runs on Madeira's own bracket tables, which are not the mainland ones — the bracket limits for the autonomous regions are a quarter wider, so the zero band for a permanent home runs to €132,933 rather than €106,346. The tax is marginal with a deduction, so the calculation is the price multiplied by the bracket rate, less the deduction published for that bracket. Applying the rate without the deduction, which is a common shortcut, overstates the bill at every threshold.
The residency question is the one that has changed. Since 25 May 2026 a buyer who is not tax-resident in Portugal pays a flat 7.5% on the whole price of a home, with no exemption and no reduction, and the wider Madeira brackets give them nothing at all. On a €400,000 second home that moves the transfer tax from about €16,257 to €30,000. There is a way back: the difference is refunded if the buyer becomes tax-resident within two years of the deed, or lets the property for housing at a moderate rent under conditions the decree sets. The refund is claimed, not automatic, and the window is six months from qualifying.
Stamp duty is added at 0.8% of the price, and at 0.6% of anything borrowed. Deed and registration are taken at the published Casa Pronta figures, which are charged by the number of registration acts rather than by the purchase: €375 for a single act, and €700 where the purchase is financed, because the acquisition and the mortgage are each registered. Either way it is the state one-stop route and the registration is inside that charge.
What is deliberately not in the total: no estate agent commission, because in Portugal the seller pays it; no survey, translation, fiscal representative or energy certificate, because those vary too much to state as a figure; and no lawyer's fee. Portugal sets no statutory conveyancing tariff, and the percentages that circulate in relocation guides trace to no published schedule, so there is nothing here to cite. A lawyer is a real and normal cost on a Portuguese purchase and this calculator does not carry it — that is a known gap, not an implication that the work is free.
The visa check
This compares a number against a published threshold. It does not assess an application and never will, because meeting a threshold is one requirement among several and consular practice varies.
The D7 route is measured against the national minimum wage of €920 a month on the published household scale: the first adult in full, a second adult at half, each dependent child at three tenths. EU, EEA and Swiss citizens get no threshold at all, because free movement applies and the step is a registration certificate rather than a visa.
The D8 card shows no figure, on purpose. The Ministry of Foreign Affairs means-of-subsistence page carries a remote-work section and publishes no amount and no multiple. The number repeated across relocation sites could not be traced to any Portaria or Despacho. Printing it here would make this the next site to launder it, so the card says what is actually known instead.
How to read the totals
Both money totals are a floor built out of published rates, not a forecast of a year's spending. The monthly one is deliberately partial and says which lines it holds. The deed-day one is the tax and the state fees, which is the part that is knowable in advance — the notary or registrar produces the exact figure before signing, and that is the number that binds.
Questions people actually ask
Why is there no rent or food in the monthly total?
Because neither has a published rate. Rent is a negotiated figure and groceries are a shopping habit, so any number this site printed for them would be invented. The four lines that are here, electricity, water, fuel and property tax, are the ones set by a utility, a regulator or a council and published in a document that can be linked.
Why does the water line disappear when I choose Funchal?
Because ARM does not bill Funchal households. Funchal bills its own water under its own table of municipal charges, and that table could not be retrieved. The alternative would be to apply ARM's blocks to a Funchal address, which would produce a number that looks sourced and is not. The line is dropped and the reason is printed in its place.
The fuel price looks wrong, has it changed?
Almost certainly. Madeira's regional government fixes a maximum price per litre and reissues it every Monday, so the figure here is correct for the week named next to it and stale afterwards. It carries its week on the front for exactly that reason. It is also a ceiling: stations may sell below it.
Why is there no lawyer's fee in the deed-day total?
Because Portugal sets no statutory tariff for conveyancing and the percentages quoted in relocation guides trace to no published schedule. A lawyer is a real cost on a Portuguese purchase, and leaving it out understates the day — that is stated here rather than papered over with a plausible percentage.
Why does the D8 card show no income requirement?
Because no published instrument setting one could be found. The official means-of-subsistence page has a remote-work section and gives no figure and no multiple, and the widely-repeated number traces to no Portaria and no Despacho. The card reports that rather than repeating a figure whose authority nobody can point to.
Is the flat transfer tax rate for non-residents permanent?
It is in force. It was added to the transfer tax code by decree published on 20 May 2026 and took effect on 25 May 2026 under the default fifth-day rule, because the decree fixes no entry-into-force date for that article. Two exits exist: becoming tax-resident within two years of the deed, or letting the property at a moderate rent on the terms the decree sets. Both are claimed from the tax authority within six months of qualifying, and neither is automatic.
Are these figures tax or immigration advice?
No. They are published rates applied to numbers the reader entered. The transfer tax position for a specific purchase is settled by the notary or registrar before signing, and a visa application is assessed on more than an income threshold.