Portugal rental income tax estimator for 2026
Estimate Categoria F tax using the 2026 moderate-rent rule, or a long-contract reduction only when you confirm its legal conditions. Also covers AL, non-residents and AIMI.
Before calculating: inputs and result limits
Monthly rent, annual costs: the estimate assumes 12 months. Go to the inputs ↓
See input assumptions and cash-flow limits
- Enter gross monthly rent and eligible annual costs, not your mortgage payment. VPT comes from the caderneta predial; it is not the purchase price.
- The estimate assumes 12 months. Vacancies, arrears and part-year letting need separate reconciliation; averaging the rent down to compensate for empty months changes the ceiling test and can select the wrong rate.
- The balance after eligible costs and IRS is not your complete cash flow: mortgage repayments and non-deductible spending may remain. Aggregation is an indicative resident comparison.
RSAA: do not treat the result as exemption approval
The existing rental-programme options do not validate the new RSAA ceilings or communication. Do not select old PAA merely because a rent is affordable. For a new RSAA contract, establish the position with IHRU rather than treating this result as your final tax.
Distinguish 10% from exemption and check sources
No. EBF Article 45-C's moderate-rent rate and DL 97/2026 Annex III's RSAA are distinct. RSAA has municipality/type ceilings, contract requirements and IHRU communication. Portaria 454/2026/1 published its limits on 13 October. Being below €2,300 does not prove exemption; Finkavo's calculator does not validate RSAA eligibility.
See the €1,200 example: 10%, duration relief or exemption · Register the contract with Finanças · AIMI: the separate property-portfolio tax
Usage guidance and RSAA distinction checked . This is not a new full review of the calculation engine.
- Annual gross rent
- €10,800
- Deductibles
- −€0
- Taxable base
- €10,800
- Estimated tax
- −€1,080
- Annual net
- €9,720
Planning estimate checked on 31 August 2026 against CIRS Articles 31, 41 and 72, EBF Article 45-C and Decree-Law 97/2026 as rectified in July 2026. It does not determine whether every contract or expense satisfies the evidence and eligibility tests. AL expenses, VAT, Social Security, withholding and organised accounting are not modelled. Confirm before filing.
Keep a note of the inputs and check the conditions behind the result. This calculator does not register a lease, submit a return or pay tax.
Frequently asked questions
What are the current rates on rental income in Portugal?
For rent received in 2026, qualifying housing rent no higher than €2,300 per month is taxed autonomously at 10% through EBF Article 45-C. Otherwise CIRS Article 72 starts housing rent at 25%; confirmed permanent-housing contracts can reduce that to 15% for 5 to under 10 years, 10% for 10 to under 20 years, or 5% for 20+ years. A more favourable rate prevails. AL is Categoria B, not Categoria F.
How is the €2,300 moderate-rent ceiling measured?
Decree-Law 97/2026 sets it at 2.5 times the 2026 national minimum wage of €920. Use the total amount for the property, including permanently attached furniture, equipment or accessories and related services even if covered by separate contracts. With several tenants, do not divide the rent among them. For a partial year, the law uses the annual amount divided by the months elapsed.
What can I deduct from rental income?
Documented expenses paid to obtain or guarantee the rents can include IMI for the rented property, mandatory condominium charges, rent-guarantee insurance, and maintenance/conservation. Financial costs, depreciation, furniture, appliances, comfort/decor items and AIMI are excluded by CIRS Article 41.
Do I owe AIMI on top of rental income tax?
AIMI is a separate tax on your property portfolio's combined patrimonial value (VPT), above €600,000 for a single owner or €1,200,000 for a married couple filing jointly. It applies regardless of whether the properties are rented out, and is calculated independently of the rental income tax this calculator estimates.
Should I opt into englobamento (progressive rates)?
It depends on your total taxable income and deductions. Resident taxpayers can compare the autonomous result with aggregation under the progressive IRS table; non-residents should not use that resident comparison. This estimate is only a screening calculation, not a filing choice.
What anexo do I file?
Anexo F for Cat F rentals (long-term residential + commercial). Anexo B for AL / short-stay tourism income (which is business income under your CAE / regime, not rental income).
Is this calculator legal advice?
No. It is a planning estimate checked against the consolidated Tax Authority code pages and Decree-Law 97/2026 on 31 August 2026. Mixed use, subletting, foreign landlords, withholding, evidence requirements and related-party rent can require a certified accountant or tax adviser.
Is the 10% rate the same as an RSAA exemption?
No. EBF Article 45-C's moderate-rent rate and DL 97/2026 Annex III's RSAA are distinct. RSAA has municipality/type ceilings, contract requirements and IHRU communication. Portaria 454/2026/1 published its limits on 13 October. Being below €2,300 does not prove exemption; Finkavo's calculator does not validate RSAA eligibility.
Is registering the contract with Finanças enough for RSAA?
It does not replace the IHRU communication. RSAA Article 6 requires the contract copy and proof of AT registration through IHRU's platform by 15 January following the contract year, alongside the other conditions. Retain proof. Existing old-PAA contracts have separate transitional rules; selecting a calculator option is not approval of a new exemption.