How the calculation works
Gain = disposal value − adjusted acquisition value − eligible expenses. Reinvestment exclusion is proportional to eligible investment. Ordinarily, 50% of the remaining gain is included; certain public support triggers 100%. Residents compare tax with and without the sale; non-residents use worldwide income to establish the average rate.
Scope and updates
2026 disposal tables, mainland Portuguese income tax. Earlier years require their own rules and coefficients. Island residence, special regimes, business activity, acquisitions on different dates and carried-forward losses need additional assessment. Judicial suspension of reinvestment deadlines requires individual review.
What do the abbreviations mean?
- IRS
- Imposto sobre o Rendimento das Pessoas Singulares: Portuguese personal income tax.
- RNH
- Residente Não Habitual: Non-Habitual Resident (NHR). A special Portuguese tax regime generally closed to new applicants, with transitional rules for eligible beneficiaries.
- IFICI
- Incentivo Fiscal à Investigação Científica e Inovação: Portugal’s tax incentive for scientific research and innovation. Eligibility and foreign-income treatment follow specific rules.
- HPP
- Habitação Própria e Permanente: the taxpayer’s or household’s main permanent home. Tax relief has specific conditions, including registered tax domicile.
- VPT
- Valor Patrimonial Tributário: the property’s official Portuguese taxable value, shown on its tax record. It can differ from the purchase or sale price.
- IMT
- Imposto Municipal sobre as Transmissões Onerosas de Imóveis: Portuguese property transfer tax. Its assessed base can be relevant to the capital gain.
- UE
- União Europeia: European Union (EU). Property location, tax residence and reinvestment location have different roles in the calculation.
- EEE
- Espaço Económico Europeu: European Economic Area (EEA). Includes EU countries, Iceland, Liechtenstein and Norway; excludes Switzerland and the United Kingdom.
- PEPP
- Pan-European Personal Pension Product. A personal retirement savings product subject to statutory eligibility conditions.
- CIRS
- Código do Imposto sobre o Rendimento das Pessoas Singulares: the Portuguese Personal Income Tax Code.
- EBF
- Estatuto dos Benefícios Fiscais: Portugal’s Tax Benefits Statute.
- EUR
- Euro. Enter all amounts in euros.
- AT
- Autoridade Tributária e Aduaneira: the Portuguese Tax and Customs Authority.
Verified sources
Official information to check
Property capital gains and losses: common questions
To estimate the extra income tax caused by the sale, check each taxpayer’s income, property share and applicable relief.
Can I calculate the gain without estimating income tax?
Yes. Start by calculating the gain or loss, exclusions and amount to aggregate without entering other income. At the end of the result, choose “Add an income tax estimate” to enter household circumstances and compare scenarios with and without the sale. Your property details stay filled in.
Does Programa Regressar exempt property capital gains?
Not directly. Subject to legal conditions and limits, the relief can exclude 50% of eligible employment or business and professional income. It does not itself reduce the property gain. Reducing other aggregated income can change the income tax rate and the additional tax arising from the sale.
Read article 12-A of the Portuguese Income Tax Code at the Tax AuthorityHow do I simulate capital gains tax with Programa Regressar?
Enter the purchase, sale and expenses. Select Programa Regressar and enter income before relief, the eligible portion and the return year for each covered taxpayer. Confirm eligibility. The calculator estimates the gain, income to aggregate and additional Portuguese tax, rather than the final balance payable to the Tax Authority.
Can I simulate the sale of a property abroad?
Yes. Select your tax residence country and the property country. This calculator estimates Portuguese income tax, not tax due in the country of sale. Portuguese residents may need to declare a foreign sale in Annex J. Any foreign tax credit depends on legal limits and the applicable treaty.
For a joint return, should I enter a 50% or 100% property share?
Enter the combined share covered by the simulation. If each spouse owns 50% and acquisition dates and tax bases match, a joint simulation can cover 100%. For a simulation of only your half, enter 50%. Enter the total property amounts: the calculator applies the share. Each taxpayer’s other income is entered separately and added automatically.
Does the result include dependants, tax deductions and withholding?
In the income tax option you can add dependants by age band, the share of the deduction allocated to the return, and other established deductions within statutory limits. Deductions are applied to both scenarios. Entering withholding and advance payments produces an indicative payable or refundable balance. Minimum-income protections, municipal relief and other specific situations require additional assessment. These items do not change the property’s capital gain.
Which sale year does the calculator cover?
The tables, tax rates and monetary correction coefficients apply to sales in 2026. The tax return filing date does not replace the year of sale. Other sale years require the corresponding rules and coefficients.
Understand the topic
How to prepare a property capital gains simulation
The documents and figures to gather before using a calculator, and how to distinguish the gain from the estimated tax.
Read the guide