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Capital gains calculator
Selling your home? Estimate the capital gain and the approximate income tax, with the official 2026 coefficients — and how much you actually keep.
2026 tables · updated on 27/10/2026
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How it’s calculated
The capital gain is the difference between the sale price and the purchase price, adjusted by the currency devaluation coefficient (if more than 24 months have passed), minus expenses: improvement works in the last 12 years and the costs of buying and selling, such as IMT, stamp duty, deed and agency commission.
For tax residents, only 50% of the gain is taxed, added to your other income at that year’s income tax rates. If you sell your permanent own home and reinvest the proceeds in another one (24 months before or 36 months after the sale), the gain is excluded in proportion to the amount reinvested.
Properties bought before 1 January 1989 are not subject to capital gains tax. The coefficients used are those of Ordinance no. 457/2026/1, for sales in 2026.
Frequently asked questions
Capital gains calculator
Which expenses can I deduct from the gain?
Improvement works carried out in the last 12 years (with invoices) and the costs of buying and selling: IMT, stamp duty, deed, registrations, energy certificate and the estate agency commission.
If I reinvest in a new home, do I pay nothing?
If you sell your permanent own home and reinvest the full sale price (less the mortgage you paid off) in another one, the gain is excluded. If you reinvest only part, the exclusion is proportional.
When is capital gains tax paid?
In the income tax return for the year after the sale (Annex G). If you intend to reinvest, you must state this in that same return.
What if I’m not tax resident in Portugal?
The rules for non-residents are different. This calculator assumes Portuguese tax residents — get in touch about your case.
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