How this works
The gain is the profit: sale value minus acquisition value minus expenses. What changes is what happens next. On a resident's property, only half of that profit is taxed, and that half enters IRS at your marginal rate. On shares, the whole profit is taxed, usually at 28%. This tool runs both calculations and shows you the taxable base and the estimated tax.
- 1
Pick the asset type
Property (with the 50% rule) or shares and securities (gain at 100%).
- 2
Enter the figures
Acquisition value, sale value and documented expenses.
- 3
Set the rate
For property, pick your marginal IRS rate (2026 brackets). For shares, 28% applies by default, or choose englobamento.
- 4
Read the estimate
You see the gain, the taxable base and the estimated tax, updated as you type.
Frequently asked
Why is only half the property gain taxed?
It is the 50% rule. Article 43(2) of the IRS Code says that, for residents, the balance of capital gains on property "is only considered at 50% of its value". The other half is left out. That taxable half is added to your other income and taxed at your marginal IRS rate — not at a flat rate.
And shares? Same as property?
No. For shares and other securities there is no 50% rule: the gain counts at 100%. The standard rate is 28% (article 72), applied autonomously. You can opt for englobamento — add the gain to your other income and pay at your marginal rate — which only helps if your marginal rate is below 28%. Note: securities held under 365 days by high-income taxpayers must be englobados. Exception: listed securities held over 2 years get a partial exclusion of the gain (article 43(5)) — 10% from 2 to 5 years, 20% from 5 to 8 years, 30% from 8 years; the calculator assumes the default 100% case.
Can I be exempt when selling my home?
Yes, if it is your own permanent home and you reinvest the realisation value in another permanent home. Article 10(5) allows reinvestment from 24 months before to 36 months after the sale, declaring the intention in your return. Partial reinvestment gives proportional exemption. This calculator does not model the reinvestment exemption — it assumes the gain is taxable.
Which expenses can I deduct?
For property: costs of buying and selling (IMT, stamp duty, registration, deed, agency commission, energy certificate) and improvement works done in the prior 12 years, always with an invoice. For shares, necessary documented costs of buying and selling (e.g. brokerage fees). Add it all in the "expenses" field.
Does this apply the currency devaluation coefficient?
No. For property (and securities held over 24 months) the law lets you uprate the acquisition value by a coefficient the tax authority publishes each year. Since that coefficient changes yearly and depends on the purchase year, we chose not to hardcode it: the result is an estimate over the values you enter. For the definitive figure, use the simulator on the Portal das Finanças.
DISCLAIMER
An estimate, not an official calculation. It does not apply the currency devaluation coefficient or exemptions (HPP reinvestment, pensioners reinvesting in retirement products, etc.), and uses the 2026 IRS brackets. The real tax depends on your other income, household and specific situation. Not tax advice — confirm with the tax authority or an accountant.