Brazil property capital gains (ganho de capital) calculator
The tax on the profit from the sale, with the holding-period reduction, the 15% to 22.5% rates and the Receita Federal exemptions.
Tax on the capital gain
R$37,287.23
on a gain of R$357,500.00: 10.4% of the gain
- Gain of R$357,500.00
- Reduction factor 0.6953
- Darf due by the last working day of November 2026
You receive R$850,000.00 and pay R$42,500.00 of brokerage: the disposal value is R$807,500.00. Minus the cost of R$450,000.00, the capital gain is R$357,500.00. With 104 months of holding, the reduction factor is 0.6953 and the gain falls to R$248,581.53. With the 15% rate, the tax is R$37,287.23.
Pay the Darf (code 4600) by the last working day of November 2026, separately from other income. The sale goes into the annual adjustment return of the following year; the Receita’s GCAP program does the official calculation, generates the Darf and passes the data to the return.
What happens to the capital gain
- You keepR$320,21390%
- TaxR$37,28710%
I’m not an accountant or a financial advisor. This is an estimate, for information only. Check with a professional before you decide.
Show the detailsHide the details
| Sale price | R$850,000.00 | |
|---|---|---|
| − | Brokerage fee you paycomes out of the sale value (IN SRF 84/2001, art. 19, § 4) | R$42,500.00 |
| = | Disposal value | R$807,500.00 |
| − | Acquisition cost | R$450,000.00 |
| = | Capital gain | R$357,500.00 |
| × | Reduction factor for the holding periodFR2 = 1 ÷ 1.0035 raised to 104 months (the months of purchase and sale count) | 0.6953 |
| = | Gain after the reduction | R$248,581.53 |
| × | Rateup to R$5 million of gain | 15% |
| = | Tax on the capital gain | R$37,287.23 |
How it works
- The capital gain is the disposal value minus the acquisition cost. The disposal value is the sale price, minus the brokerage fee you paid on selling (IN SRF 84/2001, art. 19). The cost is what you paid for the property plus what the Receita lets you add, with receipts: works and renovations with an approved project, small works, brokerage fees and ITBI paid on purchase, deed and registration, loan interest and charges (art. 17 and question 671 of IRPF 2026). For a property bought from 1996 on, the cost has no inflation adjustment (art. 8).
- The gain gets the reduction factors of Law 11.196/2005, art. 40, which reward the holding period: FR1 = 1 ÷ 1.0060 raised to m1, where m1 counts the months between the purchase (or January 1996, if earlier) and November 2005, and FR2 = 1 ÷ 1.0035 raised to m2, where m2 counts the months between December 2005 (or the month of purchase, if later) and the month of sale. The two end months count: a purchase in 03/2018 and a sale in 10/2026 give m2 = 104, and the factor is 0.6953. The gain becomes the gain multiplied by the factor.
- If the only property is sold for up to R$440,000, with no other property sale in the last 5 years, the gain is exempt (IN SRF 84/2001, art. 29, I). If the money from the sale of a residential property is put into buying another residential property in Brazil within 180 days of the sale contract, the gain is exempt in proportion to the amount reinvested, once every 5 years (Law 11.196/2005, art. 39). The amount reinvested counts without the seller’s brokerage fee (IN SRF 599/2005, art. 2, § 8).
- Finally, the tax base gets the progressive rates of Law 13.259/2016: 15% up to R$5 million, 17.5% from R$5 to 10 million, 20% from R$10 to 30 million and 22.5% above R$30 million, each bracket only on the part that falls in it. The tax goes on a Darf, code 4600, by the last working day of the month after the gain (art. 30, § 3).
Worked example
Price of R$850,000.00 with a brokerage fee of R$42,500.00: the disposal value is R$807,500.00. Cost of R$450,000.00: the gain is R$357,500.00. A purchase in 03/2018 and a sale in 10/2026 are 104 months of holding: the factor is 1 ÷ 1.0035 raised to 104 = 0.6953, and the base falls to R$248,581.53. With the 15% rate, the tax is R$37,287.23, or 10.4% of the gain. The Darf is due on the last working day of November 2026.
Sources
- Receita Federal: IRPF 2026 Questions and Answers, questions 574, 575, 576 to 583, 656 and 671 (PDF) (in Portuguese)
- Receita Federal: capital gains, how to calculate and pay (GCAP program) (in Portuguese)
- Law 11.196/2005, arts. 39 (180-day exemption) and 40 (reduction factors) (Planalto) (in Portuguese)
- Normative Instruction SRF 84/2001: assessment and taxation of capital gains (Receita Federal text) (in Portuguese)
- Normative Instruction SRF 599/2005: 180-day exemption and reduction factors (Receita Federal text) (in Portuguese)
Text checked on October 6, 2026
Good to know
- This is an estimate of the capital gains tax of an individual resident in Brazil, with the Receita Federal rules for sales from 2017. The official figure is the one from the Receita’s GCAP program, which also generates the Darf.
- For a property bought before 1996, the cost must be updated with the table of IN SRF 84/2001 and, if the purchase was up to 1988, there is a reduction by year of purchase (from 5% in 1988 to 100% up to 1969). This page does not do those calculations: use the GCAP.
- Inherited or donated property: the cost is the value in the deceased’s or donor’s declaration (or the extra tax paid, if it was valued at market value), and the date is that of the opening of the succession or of the donation (IN SRF 84/2001, arts. 20 and 21).
- Installment sale: the gain is assessed as if the sale were in cash, and the tax is paid on each installment received, by the last working day of the following month (art. 31). What is received extra for interest and adjustment of the balance is taxed separately (art. 19, § 3).
- In co-ownership, each person assesses the gain on their share of the price. For property held in common in a marriage, the gain is assessed on the property as a whole, and the tax can be paid 50% by each spouse or in full in the name of one of them (arts. 19, IV, 22 and 30, § 2).
- The R$440,000 limit for the only property is checked against the sale price. If your price is near the limit, check it in the Receita’s program.
- The minimum taxation of income above R$600 thousand a year, created by Law 15.270/2025, leaves capital gains out of its base: it does not change this calculation.
- Tax paid after the due date carries Selic interest and a late-payment penalty of 0.33% per day of delay, up to 20% (IN SRF 84/2001, art. 32).
Frequently asked questions
How much tax do I pay when selling a property?
It is 15% of the gain after the holding-period reductions, and goes to 17.5%, 20% and 22.5% only on the parts of the gain above R$5, 10 and 30 million. Anyone with no gain, or who qualifies for an exemption, pays nothing.
Who pays no tax on the sale of a property?
Whoever sells their only property for up to R$440,000, with no other property sale in the last 5 years; whoever puts the proceeds of the sale of a residential property into buying another residential one within 180 days, in proportion to the amount reinvested; and whoever sells a property bought up to 1969 (the gain is exempt).
When do I pay the tax?
By the last working day of the month after the gain, on a Darf with code 4600. In an installment sale, the tax is paid on each installment received, by the last working day of the month after receipt.
What goes into the cost of the property?
What you paid for the property, plus, with receipts: works and renovations with an approved project, small works, brokerage fees and ITBI paid on purchase, deed and registration, loan interest and betterment levy.
How are the months of the reduction factor counted?
Calendar months are counted, including the month of purchase and the month of sale. A purchase in March 2018 and a sale in October 2026 are 104 months. The Receita’s examples for the factors follow this count.
Do I need to declare the sale of a property?
Anyone who had, in any month of the year, a capital gain subject to tax must file the annual adjustment return of the following year, and so must anyone who chose the 180-day exemption (Receita, IRPF 2026, question 001). The GCAP program passes the data to the return.