Selling property in Portugal
We work out the tax on your sale: the gain, the costs that reduce it, the reinvestment conditions where they apply, and the figures for your return.
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In short
A resident is taxed at progressive IRS rates on 50% of a net gain on Portuguese property, and since 2023 the same 50% rule applies to non-residents. If the property is your main home, reinvesting the proceeds, less the purchase loan, in another main home in the EU or EEA can exclude the gain where the conditions are met. That reinvestment counts from 24 months before to 36 months after the sale, so its timing is easier to plan before you sell.
What decides it:
- what you paid for the property, and when;
- the costs that reduce the gain;
- whether the property is your main home, and whether you reinvest;
- where you are tax resident in the year of the sale.
What you get
- The gain on your sale, and the costs that reduce it.
- The reinvestment conditions, where they apply, with the dates by which you reinvest.
- The figures for your return.
- A call with your adviser when your case needs it.
How it works
- After payment, you upload your documents in your portal, such as the purchase and sale documents and the records of the costs you paid.
- Your advice reaches your portal, signed by your adviser, with the figures for your return.
The dates that matter
The gain is declared in the return for the year of the sale. For a sale in 2026, that return is filed between 1 April and 30 June 2027.
What clients say
I had UK pension income, a US brokerage account, and a half-formed plan to sell our house in Portugal. The review did not start with products or filing packages. Telmo mapped the whole position, told us which risks were real, and just as usefully, which things we did not need to worry about yet.
British retiree, Cascais
From clients we have advised. Names withheld at their request.
Related guides
Questions
I live abroad. Can you still help?
Yes. We work remotely with residents and non-residents alike, and the non-resident return for the year of the sale can be added to this work.
When is the right time to start?
Before you sell, where you can, so that the timing of the sale and any reinvestment can still be planned. If the sale has already taken place, the advice works from the deed and gives you the figures for your return.
