How to prepare a property capital gains simulation

Gather the inputs before opening the calculator

Identify the sale year, tax residence, sellers and each owner's share. Mark figures that are still estimates, such as the price of a sale that has not yet happened.

1. 01
   Acquisition

   Purchase deed, date, tax acquisition value and evidence of taxes and registration costs. For an inheritance or gift, gather the relevant tax documents too.

2. 02
   Sale

   Contract or deed, date, value and share sold. Do not treat the full property price as an amount received in full by every co-owner.

3. 03
   Costs and improvements

   Organise invoices and evidence relating to acquisition, sale and improvements. Having an invoice does not automatically make a cost eligible.

4. 04
   Loan and reinvestment

   Identify the loan taken out to acquire the property sold, the repayment on sale and any amounts you intend to reinvest.

Check what each field means

The current taxable property value does not automatically replace the tax acquisition value. Inheritances, gifts and acquisitions at different dates may require a separate assessment.

Check the year and monetary correction coefficient used. The declared sale price may not be the only figure relevant for tax purposes.

Gain, taxable portion and tax are different amounts

The calculated capital gain is not the tax bill. The portion included for taxation depends on the circumstances; the 50% figure applicable in many cases is not a 50% tax rate.

Estimated tax may depend on other income and the applicable tax choices. If a field asks for taxable income, check that definition; do not confuse it with the property's sale price.

Use the estimate to prepare your decision

The capital gains calculator with Programa Regressar estimates Portuguese tax on a sale in Portugal or abroad, with separate income fields for each taxpayer and joint taxation. This version covers sales in 2026. Keep the inputs and assumptions so you can compare scenarios.

If you qualify for Programa Regressar

Subject to legal conditions and limits, article 12-A can exclude part of eligible employment or business and professional income. It does not directly exempt the gain on a house sale. Changing other aggregated income can, however, change the tax rate and additional income tax arising from the sale.

Enter income before relief and identify each taxpayer’s eligible portion without adding it to the total a second time. For joint taxation, the calculator adds both taxpayers’ income. If each spouse owns 50% of the property, a joint simulation can cover 100% when acquisition dates and tax bases match. A simulation of one taxpayer’s half uses 50%, applied to the total property amounts.

The result separates estimated total tax from the additional tax caused by the sale. Dependant deductions and other tax return adjustments are excluded; the figure is not the final balance payable or refundable.

If the tool does not represent your situation — for example, a specific regime, multiple owners or business use — confirm the treatment before deciding. A numerical result does not establish entitlement to a tax exclusion.

Compare the rules for selling to buy another home, buying a rental property and selling in retirement. Each route has its own conditions.