The ladder runs 19%, then 24%, then 30%, then 37%, then 45%, then 47%.
Only 50% of a positive rental profit is taxable, so the top rate comes to 23.5% of the whole profit.
Capital gainswhen you sell
Added to your other income
There is no separate rate: the gain is stacked on your other income in Portugal and taxed in the bands it reaches.
Freeholt does not model a general income ladder for Portugal, so the bands it joins are not shown here.
Only 50% of the gain is taxable.
30%top rate on its own scale
The gain is taxed on a scale of its own in Spain, apart from other income, from 19% to 30%.
A non resident pays a flat 19%.
3% of the sale price is held back at settlement from a non resident seller. It counts against the bill rather than adding to it.
Annual property taxevery year you hold it
0.30%a year on the property value
0.66%a year on the assessed value
Charged on the official assessed value rather than the market price, which is typically nearer 50% of it.
Duty on purchaseone off, on the way in
7.5%averageof the price, on average
This headline is a national average. The published rule is regional or banded, so enter a price to see what it actually charges.
IMT is priced from the AT's own tables (Oficio Circulado 40129/2026, in force 1 Jan 2026). Which table applies is the deciding question: an own permanent home pays nothing below EUR 106,346, while a second or investment home is charged from the first euro. The top two rungs are a flat rate on the whole price, not marginal. A non resident buying a dwelling pays a flat 7.5% IMT on the whole value with no exemption (Decreto Lei 97/2026 of 20 May 2026, in force 25 May 2026, adding art. 17(10) (12) to the IMT Code; confirmed by the Ordem dos Contabilistas Certificados and DECO, 19 Oct 2026). The difference from the normal table can be reclaimed if the buyer becomes resident within 2 years or lets the home at a moderate rent for at least 36 of the first 60 months; that refund is not assumed. The rule may yet be tested in Luxembourg on free movement of capital. Stamp duty 0.8% and notary/registration fees are extra. IMI is roughly 0.3 to 0.45% of the VPT (~0.3% of market used here); AIMI applies above EUR 600k per owner.
8%averageof the price, on average
This headline is a national average. The published rule is regional or banded, so enter a price to see what it actually charges.
ITP on a resale is set by the autonomous community and priced per community once one is chosen, with Catalonia on its own progressive ladder: from 4% in the Basque Country to 13% at the top of the Catalan scale. Until a community is chosen an 8% national average is used. A new build is outside ITP and pays 10% IVA (VAT) plus about 1.5% AJD (stamp duty) instead. IBI is about 0.4 to 1.1% of the valor catastral; entering the cadastral value gives an exact figure (≈50% of market is assumed otherwise). A proposed 100% surcharge on non EU buyers is not law and not computed.
House pricesaverage change a year, last ten years
10.7%a year, on its own national series
The last 5 years: 2021 +11.6% · 2022 +11.3% · 2023 +7.8% · 2024 +11.6% · 2025 +18.9%.
Source: BIS residential property prices, nominal, national, local currency, fourth quarter over fourth quarter (FRED mirrors it as Q<CC>N628BIS).
6.4%a year, on its own national series
The last 5 years: 2021 +6.3% · 2022 +5.5% · 2023 +4.3% · 2024 +11.3% · 2025 +12.9%.
Source: BIS residential property prices, nominal, national, local currency, fourth quarter over fourth quarter (FRED mirrors it as Q<CC>N628BIS).
The same purchase in both
Portugal, on €860,230
€51,614Duty on the way in
€2,581Annual property tax
Spain, on €860,230
€68,818Duty on the way in
€2,839Annual property tax
Priced at $1,000,000, converted at rates of 2026-09-08 and held there so the example does not drift.
This is the country. Your own price, loan and years held are the other half.