What is the mais-valias tax rate in Portugal?

For Portuguese tax residents: capital gains on listed securities (shares, ETFs) are taxed at a flat 28% rate. Real estate gains are included in taxable income but only 50% of the net gain is taxable; the applicable rate depends on total income and ranges from 14.5% to 48%, though taxpayers can elect the flat 28% rate if it is lower. Non-residents pay 28% on both property and securities gains with no 50% exclusion.

Do residents get a 50% exclusion on property gains?

Yes. Portuguese tax residents selling a property include only 50% of the net gain in their taxable income. The exclusion does not apply to non-residents. Additional cost deductions are allowed for documented improvement expenses incurred in the past 12 years and certain acquisition charges.

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

Name: Portugal Capital Gains Tax Calculator
Availability: InStock
Author: Nham Vu

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% exclusion for residents; 28% flat for non-residents

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

Sale Proceeds

€

Acquisition Cost

€

Original purchase price plus eligible acquisition expenses.

Improvement Expenses (last 12 years)

€

Documented renovation costs reduce the taxable gain.

Enter your asset details and click Calculate IRS Tax.

IRS Summary

Tax Owed

€0

Effective Rate

Net Proceeds

€0

Calculation Breakdown

Portugal IRS Rates at a Glance

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

Estimate only. Property residents: uses 28% flat rate on 50% of net gain as an approximation (actual rate may be lower if marginal rate <28%). Does not model reinvestment exemptions, indexation (coeficientes de desvalorização), or solidarity surcharge. Consult a certified accountant (TOC) 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 residents, enter any eligible improvement expenses and the holding period to apply the 50% exclusion.
The calculator applies the correct IRS rate, the 50% exclusion where applicable, and shows your tax owed 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.
Evaluate NHR regime impact versus standard resident rates on investment income.

Frequently Asked Questions

Last updated: 2026-07-21 · Reviewed by Nham Vu