Selling property in Portugal as a foreigner: half the gain, taxed at your worldwide rate.
// Short answer
Since 1 January 2023, when a non-resident sells Portuguese property only 50% of the gain is counted. That half is taxed at the progressive rates, 12.5% to 48% in 2026, with the band set using the seller's worldwide income. Before 2023 it was half the gain at a flat 28%. The reinvestment exemption generally does not help a non-resident investor.
Rules and rates as of September 2026. Short-term letting rules are set by each municipality and change often, so check the dated items again before you sign. Every figure links to its source.
On this page
How much tax does a non-resident pay on selling Portuguese property?
Tax on half the gain, at the progressive rates of 12.5% to 48% (2026 table). The half is added to income (englobamento), and the rate band is set using the seller's worldwide income, on the same basis as a resident. This applies to gains from 1 January 2023.
A solidarity surcharge may apply on top at high incomes. The change came in the State Budget laws Lei 12/2022 and Lei 24-D/2022, as explained in the tax authority's circular of April 2023.
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What were the rules for non-residents before 2023?
50% of the gain was taxed at a flat 28%. That treatment still applies to disputed pre-2023 assessments. For a sale today, the progressive-rate rule applies.
If you sold before 2023 and your assessment is still open, ask a tax adviser which rule applies.
Can a non-resident use the reinvestment exemption in Portugal?
Generally not. The exemption lets a seller roll the gain on a main home into another main home in Portugal or the EU, within 36 months after the sale or 24 months before. It is tied to the property being the seller's own permanent home in the prior 12 months.
A holiday or investment property does not meet that condition. The statute was amended in 2024; check the current text with an adviser if you lived in the home.
What do you need to sell property in Portugal?
Your NIF, the registered title shown on the certidão permanente, and a deed signed before a notary or at the Casa Pronta counter. The buyer and their bank will check the registry for ownership and charges before signing.
At Casa Pronta, the seller posts a EUR 15 online notice so public bodies with a legal right of first refusal can say whether they will use it. See the caderneta predial and certidão permanente, explained.
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Can a foreigner take the sale money out of Portugal?
No approval step for taking proceeds out was found in the sources checked, though a primary page confirming it was not located. The verified friction is tax on the gain. Cash of EUR 10,000 or more carried out of the EU must be declared to customs.
Detail: transferring money to Portugal for a property.
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// Buying in Portugal?
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See the $499 report, page by pageFrequently Asked Questions
What is the capital gains tax rate on Portuguese property for non-residents?
Is the old flat 28% still used?
Can I avoid the tax by buying another home?
Does a solidarity surcharge apply on a Portuguese sale?
Header photo: Michael Gaylard, CC BY 4.0, via Wikimedia Commons. All credits: image credits.