What is the mais-valias tax rate in Portugal?

Listed securities are generally taxed at a flat 28% rate. For Portuguese real estate, 50% of a positive net gain is generally aggregated with other income and taxed at progressive IRS rates. Since 2023 this aggregation treatment also applies to non-residents, whose worldwide income is considered when determining the applicable rate.

Does the 50% property-gain inclusion apply to non-residents?

Yes. Under the current regime, both residents and non-residents generally include 50% of a positive net gain from Portuguese real estate in taxable income. Documented acquisition and disposal costs and qualifying improvement expenses may reduce the gain. This calculator asks for the applicable progressive rate because it cannot derive it without the taxpayer’s other worldwide income.

How is crypto taxed in Portugal?

Since January 2023, cryptocurrency gains are taxable. Assets held for under 365 days are taxed at 28%. Crypto held for more than 365 days is fully exempt from capital gains tax under current law. Mining and staking income is treated differently (professional income or Category B).

Are property gains reinvested in a primary residence exempt?

Yes. Gains from selling your Portuguese primary residence can be exempt if the proceeds are reinvested in another primary residence in Portugal or an EU/EEA country within 36 months (or 24 months before the sale). This calculator does not model the reinvestment exemption — consult a tax advisor if this applies to you.

What is the NHR regime and does it affect capital gains?

The Non-Habitual Resident (NHR) regime historically taxed certain foreign-source income at 0% or 10%. The original NHR regime closed to new applicants at end-2023; a new IFICI incentive replaced it from 2024. Portuguese-source capital gains are generally still taxed at standard rates under NHR. This calculator uses standard resident and non-resident rates.

Can I deduct capital losses against gains?

Yes. Capital losses on securities can be offset against gains on securities in the same category (Category G) in the current year, and unused losses can be carried forward up to five years. Property losses cannot offset securities gains and vice versa. Enter a net gain after losses in this calculator.

Portugal Capital Gains Tax Calculator

Enter your asset type, gain, and residency status to calculate Portuguese IRS tax on capital gains (mais-valias).

Asset Details

Asset Type

Real Estate

50% of gain at an applicable progressive IRS rate

Stocks / ETFs / Funds

28% flat rate (residents and non-residents)

Crypto

28% if held <365 days; exempt if held ≥365 days

Tax Residency

PT Resident Non-Resident

Since 2023, Portuguese real estate capital gains share the 50% inclusion rule across both resident and non-resident taxpayers.

Sale Proceeds

€

Acquisition Cost

€

Original purchase price plus eligible acquisition expenses.

Improvement Expenses (last 12 years)

€

Documented renovation costs reduce the taxable gain.

Applicable IRS Rate

Enter the progressive rate applicable after considering worldwide taxable income (0–48%).

Enter your asset details and click Calculate IRS Tax.

IRS Summary

Tax Owed

€0

Effective Rate on Gain

Net Proceeds

€0

Calculation Breakdown

Portugal IRS Rates at a Glance

Asset Class	Resident	Non-Resident
Real estate	50% of gain at progressive rate	50% of gain at progressive rate
Stocks / ETFs / Funds	28% flat	28% flat
Crypto (<365 days)	28% flat	28% flat
Crypto (≥365 days)	Exempt	Exempt

Estimate only. For property, the calculator taxes 50% of a positive net gain at the IRS rate you enter; it does not derive that rate from worldwide income. It does not model reinvestment exemptions, indexation coefficients, mandatory aggregation of some short-held securities, or solidarity surcharges. Consult a certified accountant for personal advice.

Summary

Enter your asset type, gain, and residency status to calculate Portuguese IRS tax on capital gains (mais-valias).

How it works

Select your asset type — real estate, stocks/ETFs, or crypto.
Choose your tax residency status (Portuguese tax resident or non-resident).
Enter the proceeds (sale price) and the acquisition cost (original purchase price) in euros.
For real estate, enter eligible improvement expenses and an applicable IRS rate based on worldwide taxable income.
The calculator includes 50% of a positive property gain for both residency groups, then shows estimated tax and net proceeds.

Use cases

Estimate IRS tax before selling a Portuguese property.
Calculate gains tax on Lisbon or Porto apartment disposals as a non-resident.
Model after-tax return on Portuguese stocks or ETFs.
Compare tax outcomes of selling crypto held less than one year versus over 365 days.
Understand the 50% mais-valias exclusion for resident property sellers.
Plan asset sales to minimize IRS liability through timing and cost-basis optimization.
Deduct documented home improvement costs to lower taxable property gains.

Frequently Asked Questions

Last updated: 2026-09-19 · Reviewed by Nham Vu