One portfolio can be taxed in three places at once
A rental property can be taxed by the country it is in, by the country its owner lives in, and in a few cases by the country of the owner's passport. The three layers stack, and the order matters.
Where it sits.
Each property, fund and account is taxed by the country it is in.
Where you live.
Your country of residence then applies its own rules to rent and gains from abroad: most tax them with credit for tax already paid there, some exempt them under a treaty (sometimes still counting them when setting the rate on other income), and some do not tax them.
These exempt rent from abroad:
- Austria, for rent from its 40 treaty partners, credit for the rest, still counted when setting the rate on other income
- Belgium, for rent from its 48 treaty partners, credit for the rest, still counted when setting the rate on other income
- Estonia, for rent from its 17 treaty partners, credit for the rest
- France, for rent from its 51 treaty partners, credit for the rest, still counted when setting the rate on other income
- Germany, for rent from its 45 treaty partners, credit for the rest, still counted when setting the rate on other income
- Lithuania, for rent from its 37 treaty partners, credit for the rest
- Luxembourg, for rent from its 52 treaty partners, credit for the rest, still counted when setting the rate on other income
- Netherlands, for rent from any country, still counted when setting the rate on other income
- Norway, for rent from its 4 treaty partners, credit for the rest
- Poland, for rent from its 15 treaty partners, credit for the rest, still counted when setting the rate on other income
These do not tax rent from abroad, except where marked:
Belize, Dominican Republic, El Salvador, Grenada, Honduras (Roatán), Mauritius (taxed if brought into the country), Nicaragua (taxed if it comes from Nicaraguan capital and is brought in), Thailand (taxed if brought into the country)
These tax it, with credit for the tax already paid where the property is:
China, Cyprus, Dominica, Indonesia, Israel, Italy, Malta, Mexico, Philippines, Romania, South Korea, Spain, Taiwan, Türkiye, Vietnam
Freeholt applies the credit method to every other country it models as a residence.
Your citizenship.
Where your citizenship taxes you wherever you live, as the United States does, that is a third layer.
Freeholt treats these as taxing their citizens wherever they live:
United States, Eritrea, Hungary, Myanmar (Burma), Tajikistan
As Freeholt models them; each country's page has the dated rule and its sources.
Estimates for planning, not tax advice; a licensed professional is the person to decide with.