2026 rules · verifiable step by step

Portugal capital gains tax — what will you actually pay?

Selling a Portuguese property as a non-resident or resident? Since 2023 both follow the same core rule: only 50% of the gain is taxed, at progressive IRS rates. This calculator applies the 2026 law — with every step shown and linked to the legal source, so you can verify the maths yourself.

Your tax status in the year of sale (Art. 16.º CIRS: resident if >183 days in Portugal in any 12-month window, or if you keep a habitual home here)

Sale price (2026) €

Selling costs (agency commission, energy certificate — Art. 51.º) €

Purchase price €

Year of purchase

Purchase costs (IMT, Stamp Duty, notary & registration — Art. 51.º) €

Improvement works, last 12 years (documented — Art. 51.º) €

€/yr

Coefficient note: the official inflation coefficients for sales made in 2026 are published by Portaria each autumn and are not yet available. This calculator uses the latest official table — Portaria n.º 382/2025/1 (sales in 2025). Expect a small favourable adjustment once the 2026 Portaria is published.

ESTIMATED CAPITAL GAINS TAX (IRS)

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Taxable gain (50% — Art. 43.º n.º 2)

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Rate applied

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Net proceeds after tax

Verify the calculation — step by step

How the 2026 regime works (both profiles): since 1 January 2023 the old 28% flat tax on non-residents' property gains was revoked (Lei n.º 24-D/2022 — State Budget 2023, following CJEU case C-388/19). Non-residents and residents are now taxed the same way on the gain itself: 50% of the net gain is added to income and taxed at the progressive rates of Art. 68.º (12.5%–48% in 2026, plus the solidarity surcharge of Art. 68.º-A above 80.000 €). The only differences: non-residents must declare their worldwide income — not to be taxed on it, but to set the rate applied to the Portuguese gain; residents may use the main-home reinvestment relief (Art. 10.º n.º 5).

Legal sources (in force, 2026)

Art. 16.º CIRS — tax residency (183-day rule / habitual home)
Art. 10.º CIRS — capital gains; n.º 5: main-home reinvestment relief
Art. 43.º n.º 2 CIRS — only 50% of the net gain is considered
Art. 50.º CIRS — inflation coefficient on the purchase price (held ≥ 24 months)
Art. 51.º CIRS — deductible charges: acquisition costs, works (12 years), selling costs
Art. 68.º CIRS — 2026 progressive rate table (Lei n.º 73-A/2025, State Budget 2026)
Art. 68.º-A CIRS — solidarity surcharge (2.5% over 80.000 €; 5% over 250.000 €)
Lei n.º 24-D/2022 (OE 2023) — revoked the 28% flat rate for non-residents; mandatory 50% aggregation
Lei n.º 73-A/2025 (OE 2026) — current rate table
Portaria n.º 382/2025/1 — official inflation coefficients (Diário da República)
CJEU case C-388/19 — the ruling that ended the discriminatory regime

Buying instead? → Buying costs & taxes · How much can I borrow? · Real bank rates

Selling and buying again in Portugal?

We arrange the mortgage side — free, in English. For the tax side, we'll point you to the exact legislation and a qualified tax specialist.

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Not tax advice. Portugal Mortgage does not provide tax advisory services. The figures above are an indicative, non-binding estimate produced strictly from the Portuguese legislation in force in 2026 (linked above), for information only. Individual circumstances — double-tax treaties, ownership structure, marital regime, partial-year residence, inherited property and other factors — can materially change the result. Always confirm your specific case with a qualified tax specialist (fiscalista) before making decisions. Portugal Mortgage is a credit intermediary registered with Banco de Portugal, licence ICV 6191.