Selling a House in Portugal
Selling property in Portugal involves capital gains tax considerations, an energy certificate, and the notary process. For expats, the tax implications depend on your residency status.
Get an energy certificate (Certificado Energetico)
Mandatory for all property sales. Costs 100-300 EUR. Must be done by a certified expert. Valid for 10 years.
Documents needed
- Property caderneta predial
- Floor plans if available
Gather required documents
You'll need: caderneta predial, certidao do registo predial, habitation license, energy certificate, condominium minutes (if apartment), and proof of any outstanding mortgage.
Documents needed
- Caderneta predial (from Financas)
- Certidao permanente (land registry)
- Habitation license (Camara Municipal)
- Energy certificate
- NIF and ID
Understand capital gains tax
Residents: 50% of the capital gain is added to your taxable income. Non-residents: flat 28% on the full gain. Reinvesting in another primary residence (EU/EEA) within 36 months can exempt you.
List and sell
Use an agent (5% commission + VAT is standard) or sell privately via Idealista/Casa Sapo. Negotiate and sign a CPCV with the buyer.
Sign the Escritura
Final deed at the notary. You receive payment and transfer ownership. The notary handles registration.
Declare the sale in your IRS
Report the sale in your annual IRS declaration (Anexo G). Include purchase price, selling price, and any eligible deductions (improvements, agent fees).
Watch out
- ●Non-residents face 28% flat tax on capital gains — consider timing relative to your residency status
- ●If you still have a mortgage, coordinate with your bank for the discharge at the notary
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