PROPERTY CAPITAL GAINS · CAT G

Portugal property capital gains calculator

Estimate the gain, documented-cost deductions, HPP reinvestment relief and the amount included at progressive IRS rates under the law in force on 31 August 2026.

Facts checked against official sources as of 2026-08-10, current for the 2026 tax year.
5 min
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TRANSACTION
COSTS & IMPROVEMENTS
SELLER
The IRS estimate uses the 2026 mainland Article 68 scale and Article 68-A solidarity surcharge. Residents of Madeira or the Azores must use the applicable regional scale.The official 2026 monetary-correction table has not been published as at 31 August 2026. This planning result uses the latest official table, Portaria 382/2025/1, unchanged — no projected uplift — and must be recalculated after the 2026 Portaria is published.For disposals from 2026 to 2029, Article 10 nº 7 may also exclude gains reinvested in Portuguese capped-rent housing. This calculator does not model that separate relief or its five-year compliance rules.
ESTIMATED IRS DUE€22,694Mandatory aggregation: estimated incremental resident IRS. The gain reaches the 48% bracket; its estimated effective rate is 43.4%.
Effective sale price (sale price)€380,000
Acquisition cost × 1.28 (inflation coeff.)− €256,000
Acquisition + sale expenses + improvements− €19,400
Gain before exclusions (CIRS Arts 44-51)€104,600
CIRS art. 10.º n.º 5—
No HPP reinvestment modelled — the gain remains taxable. An eligible reinvestment runs from 24 months before to 36 months after the sale.
Net gain after exemptions€104,600
Taxable gain (50% included — CIRS Art 43 nº 2)€52,300
MANDATORY PROGRESSIVE TREATMENT
Amount included at progressive rates€52,300
Top bracket reached: 48%48%
Estimated effective rate on the included gain43.4%
Estimated IRS attributable to this gain€22,694
Next stepsDeclare the sale on Modelo 3, Anexo G. Ordinary property gains are aggregated at the general IRS rates; there is no standard resident 28% election.If reinvesting in a new HPP, keep all documentation and declare within the reinvestment window (24 months before / 36 months after sale).Gather escritura, invoices for all costs, and caderneta predial (for VPT). The AT may request proof of improvement expenses.

Planning estimate for an individual seller using the 2026 mainland Article 68 scale and Article 68-A surcharge. It uses official Portaria 288/2024/1 or 382/2025/1 coefficients; for a 2026 disposal the final 2026 coefficient is not yet published. It does not model co-ownership, inherited fractions, business-use property, prior-year losses, collection deductions, autonomous-region rates or special treaty outcomes. Last legally verified 2026-08-31. Confirm before filing.

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Frequently asked questions

How is the property capital gain calculated in Portugal?

The calculation follows CIRS Articles 44 to 51: realization value minus the corrected acquisition value and necessary, documented acquisition, disposal and qualifying 12-year improvement costs. The realization value can be the higher IMT/VPT value. Article 50 applies monetary correction only after more than 24 months.

Can I avoid capital gains tax on my primary residence?

Potentially. Article 10 nº 5 requires the sold home to have been your fiscal domicile for the preceding 12 months, and the sale value net of the old acquisition mortgage must be reinvested without credit into an eligible new HPP from 24 months before to 36 months after sale. You must declare the intention, meet the occupation deadlines, and partial reinvestment gives only proportional relief.

What is the 50% reduction on capital gains?

Under current Article 43 nº 2, only 50% of the property gain balance is normally included for individual residents and non-residents. The statutory exception is a property that received non-repayable public support above 30% of VPT and is sold inside the ten-year period; that balance is fully included.

Can I choose a flat 28% rate for an ordinary property sale?

No. An ordinary real-estate gain is not in Article 72's 28% list. Residents aggregate the included gain at Article 68 rates. Since 1 January 2023, non-residents' Portuguese property gains are also mandatorily aggregated; worldwide income is used to determine their applicable rate under Article 22 nº 10.

What inflation coefficient applies to my property?

Portaria 382/2025/1 is the latest official table and applies to 2025 disposals. As at 31 August 2026 the 2026 table is not published, so a 2026 result uses the latest official table unchanged and is explicitly provisional. No CPI projection is invented. Article 50 applies the coefficient only when more than 24 months elapsed.

What can I deduct from the capital gain?

Article 51 allows proven improvement costs from the last 12 years and necessary, actually incurred costs inherent to acquisition and disposal. Typical documented items include IMT and Stamp Duty paid on purchase, registry/notary costs and an agent commission. Eligibility turns on necessity and evidence, not the label alone.

How are non-residents taxed now?

For gains from 1 January 2023 onward, Article 22 requires aggregation and Article 43 normally includes 50% of the balance. The Article 68 rate is determined taking worldwide income into account, while Portugal taxes the Portuguese gain. Anexo G Quadro 17 collects the foreign-income figure.

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