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When the Tax Authorities Create Uncertainty: The Risk of Hindering Urban Rehabilitation in Portugal

When the Tax Authorities Create Uncertainty: The Risk of Hindering Urban Rehabilitation in Portugal

Portugal needs more housing. This is now a virtually universal consensus. But for the supply to increase, investment is needed. And investment requires clear, predictable, and stable rules.

Unfortunately, this is not always the case. In recent years, urban rehabilitation has been encouraged through the application of a reduced VAT rate of 6% on certain projects. The measure made sense. It allowed for the recovery of dilapidated buildings, the revitalization of historical centers, and the economic viability of projects that would otherwise never move forward.

The problem arose later.

In several cases, the Federal Revenue Service has been questioning the application of this reduced rate. And when it does so, the consequence can be severe: projects that were invoiced with a 6% ICMS (State VAT) rate may now be taxed at 23%. The difference is enormous.

Even more worrying is the timing of these corrections. In some cases, they appear years after the completion of the works, when the properties have already been sold and the projects financially closed. This creates a risk that is difficult to manage.

Construction and real estate development are activities with relatively small margins and long investment cycles. When tax rules are no longer predictable, the impact is not just accounting-related. It’s economic.

Investors become more cautious. Projects stop moving forward. The real problem is not the tax rate itself, but fiscal uncertainty.

When a company makes investment decisions, it does so based on current legislation. If, years later, the interpretation of that legislation changes, the risk ceases to be business-related and becomes institutional.

And this is particularly serious. In a tax state governed by the rule of law, the rules must be clear and stable. The tax administration must apply the law, not reinterpret it retroactively to create new tax obligations that were not foreseeable at the time of the economic decision.

The power of the Internal Revenue Service is naturally important to ensure compliance with tax obligations. But this power also needs limits. When the actions of the tax authorities generate instability in the markets, the impact can far exceed revenue collection. It can stifle investment. It can reduce the housing supply. And, paradoxically, it can even decrease tax revenue in the long term.

Portugal faces a huge housing challenge today. Solving this problem requires collaboration between the public and private sectors.

But this collaboration only works if there is trust. Without fiscal predictability, investment shrinks. And when investment disappears, the capacity to increase the housing supply also disappears.

Therefore, perhaps it is time to rebalance the relationship between the State and taxpayers. Combating tax evasion is necessary. But guaranteeing legal certainty is equally essential.

A strong tax system is not just one that collects taxes. It is one in which the rules are clear and respected by everyone. Including the State itself.

The Digital Economy and the Real Fiscal Challenge

The Digital Economy and the Real Fiscal Challenge

The digitalization of the economy has changed almost everything. It has changed how we buy, how we invest, and how companies provide services. Today, a business can operate in dozens of countries without ever opening a physical office. All it takes is an online platform. All it takes is a server. Sometimes, all it takes is an app.

The problem is that tax systems remain stuck in an old logic. They were designed for factories, warehouses, and physical stores. For an economy that depended on geographical presence. Not for a digital and global world.

Often the debate focuses on a simple question: how to tax digital companies?

But perhaps the most important question is another.

How to make the economy competitive enough to attract these companies?

Much of the public discussion insists on the idea that large technology platforms pay little tax in the countries where they operate. In many cases this is true. They manage to structure their activity across multiple jurisdictions and end up paying taxes where the tax framework is most favorable.

The political reaction is usually immediate: creating new rules, new taxes, new collection mechanisms.

But this approach raises a dilemma.

In a digital world, capital and services move easily. Companies choose where to invest. They choose where to establish themselves. They choose where to declare part of their activity. If a country becomes excessively burdensome from a fiscal or bureaucratic point of view, the result can be simple: investment goes elsewhere.

Therefore, perhaps the real debate is not just fiscal.

It’s economic.

And strategic.

Portugal faces the same challenge as many European countries. You want to ensure fiscal fairness. You want to collect revenue. But at the same time, you need to create an environment that is attractive to technology companies, startups, and digital platforms.

If the focus is only on increasing taxation, there is a risk of driving away innovation and investment.

Another relevant point is related to the structure of the economy itself. Small and medium-sized Portuguese companies continue to bear a significant part of the tax burden. Many operate only in the domestic market. They do not have international structures. They lack the capacity for global tax planning.

Large digital companies operate differently. They operate in networks. They distribute activities across multiple countries. They use complex legal structures.

The result is a system that appears unequal.

But the solution may not lie solely in trying to tax multinationals more. It may lie in reducing obstacles and increasing competitiveness for everyone.

The digital economy has also brought new challenges, such as crypto-assets and data-driven business models. Portugal has already begun creating rules to tax some of these assets. Still, the market evolves much faster than the legislation.

Regulation is necessary.

But over-regulation can stifle innovation.

Perhaps it would be useful to change the starting point of the debate.

Instead of simply asking “how to tax the digital economy more,” perhaps we should ask:

– How to make Portugal a competitive hub for technology companies?

– How to simplify the tax system?

– How to encourage investment, talent, and innovation?

In a world without digital borders, countries compete with each other. They compete for companies. They compete for talent. They compete for investment.

Taxation is only one part of the equation.

A strong economy is not built solely through tax collection. It is built through productivity, innovation, and business competitiveness.

And in this field, there is still much work to be done.

Portuguese Economy Maintains Growth Trajectory Above the European Average

Portuguese Economy Maintains Growth Trajectory Above the European Average

The economic outlook for Portugal remains relatively positive compared to the rest of Europe. The most recent projections indicate that the Portuguese economy should continue to grow at a rate higher than the Eurozone average in the coming years.

For 2025, it is estimated that Portugal’s Gross Domestic Product (GDP) will grow by approximately 1.9%, potentially accelerating to 2.1% in 2026. During the same period, the Eurozone economy is expected to grow by only 1.2% in 2025 and 1.0% in 2026. The difference is not enormous, but it reveals some resilience of the national economy in a more fragile European context.

Part of this resilience comes from the labor market, which remains relatively solid. Employment has remained stable, and household incomes have benefited from some recent tax changes and pension updates. These factors help sustain domestic consumption.

But there’s more.

The disbursement of European funds could become one of the main drivers of economic activity over the next two years. As the current financial framework of the European Union nears its end (scheduled for 2027), an acceleration in the use of these resources is expected, especially in countries like Portugal, Spain, and Italy.

At the same time, the European economic environment remains challenging.

Despite inflation slowing, growth in the region remains weak. Some countries even show signs of economic stagnation. France and Italy are expected to grow by just over half a percentage point, while Germany is slowly recovering after a period of contraction.

Monetary policy is also entering a new phase.

With inflation approaching the 2% target, European central banks may only make one more interest rate cut before halting the current cycle of declines.

Even with lower interest rates, consumption may not react immediately. Household confidence remains low, and many choose to maintain high levels of savings.

Another factor of uncertainty arises in international trade. New trade tariffs imposed by the United States could penalize the European economy. It is estimated that the impact could reduce the GDP of the European Union by about 1% by 2026.

Portugal should also feel the effects, although more limited. Projections point to a potential reduction of about 0.7%, largely because the direct exposure of the Portuguese economy to the US market is relatively lower than that of other European countries.

Overall, the Portuguese scenario remains moderately positive.

But it is not guaranteed.

Maintaining consistent growth will increasingly depend on investment in productivity, innovation, and business competitiveness. Without these structural factors, the current economic stability may prove temporary.

Portugal has demonstrated adaptability. The challenge now is to transform this resilience into lasting growth.

Sole Trader or Company? What You Should Know BEFORE Deciding

Sole Trader or Company? What You Should Know BEFORE Deciding

Choosing the legal structure of your company is a far more strategic decision than many business owners imagine. At first glance, options such as Sole Trader, Single-Member Private Limited Company, Private Limited Company or Public Limited Company may seem like mere legal formalities. However, in practice, this choice can have a significant impact on the tax burden, the protection of personal assets and the business’s growth potential over the years.

Let us start with the Sole Trader. This is often the simplest and fastest solution to start an activity. Here, the business and the individual are one and the same: profits are taxed under Personal Income Tax and added to the individual’s other personal income. Although it is a cost-effective option with less bureaucracy, it presents an important risk – the business owner’s personal assets are fully exposed to the debts and liabilities of the business.

The Single-Member Private Limited Company is the legal structure chosen by many small and medium-sized enterprises in Portugal. Although it has only one shareholder, it already allows a separation between the personal and business spheres. Profits are taxed under Corporate Income Tax, with rules different from Personal Income Tax, and there is greater protection of personal assets. In addition, this structure offers more flexibility to grow, obtain financing, bring in new partners or prepare the company for an expansion phase.

The Public Limited Company is designed for larger companies or those with ambitions for significant growth. It is an appropriate structure when there is a need to attract investment, distribute capital among multiple shareholders or prepare for a future sale of the company. On the other hand, it involves higher legal, governance and reporting requirements, which translates into greater costs and administrative complexity.

One of the most frequent questions is: which of these options pays less tax? The correct answer is: it depends on the specific case. The level of current and future profits, the degree of risk the business owner is willing to assume and the objectives for the next 5 to 10 years are decisive factors. In the early stages, with low profits, a Sole Trader structure may be sufficient. As results increase, Personal Income Tax can become more burdensome than Corporate Income Tax, making a company more tax-efficient.

Before making a decision, the ideal approach is to carefully analyse the current situation and the future expectations of the business. Clarifying how much you earn today, how much you expect to earn in the coming years and what your personal risk tolerance is provides an excellent starting point. The support of a specialised accounting firm makes it possible to simulate different scenarios and choose the most suitable structure, avoiding mistakes that can cost many thousands of euros in the future.

Would you like to understand whether your company’s legal structure is truly the most efficient for your situation?
At our accounting firm, we help business owners make informed decisions, with clear tax simulations and personalised advice. Get in touch with us and book a meeting – you may be paying more tax than necessary.

Ministers and regulators teach financial literacy in schools

Ministers and regulators teach financial literacy in schools

Unprecedented initiative with representation from the Bank of Portugal, CMVM and the Government aims to improve young people’s financial education

An unprecedented initiative in Portugal is taking ministers and officials from regulatory bodies into schools, with the aim of strengthening financial literacy among young people. The project includes the participation of the Bank of Portugal, the Portuguese Securities Market Commission (CMVM) and members of the Government, seeking to bring students closer to essential concepts for responsible money management from an early age.

The initiative is part of a broader national strategy to promote financial education, recognising that many economic decisions with lifelong impact begin to take shape during school years. Topics such as saving, personal budgeting, credit, investment and financial risks are addressed in a practical manner, using everyday examples familiar to students to facilitate understanding.

For the entities involved, this initiative is particularly relevant in a context of increasing complexity of financial products and greater exposure of families to credit and financial markets. The Bank of Portugal and the CMVM argue that a more financially informed population is better prepared to make informed decisions, prevent situations of over-indebtedness and identify inappropriate financial practices.

The direct involvement of ministers and regulators sends a strong institutional signal regarding the importance of financial literacy. By bringing these figures into classrooms, the Government aims to highlight this area as an essential competence for economic citizenship. The expectation is that the programme will help to form more responsible, critical and better prepared young people to face future financial challenges.

Portuguese economy leads growth in the euro area with 2.4% in the 3rd quarter

Portuguese economy leads growth in the euro area with 2.4% in the 3rd quarter

Preliminary data from Statistics Portugal (INE) show performance above the European average, driven by domestic demand and private consumption

The Portuguese economy once again stood out in the European context by recording growth of 2.4% in the third quarter, according to preliminary data released by the National Statistics Institute (INE). This performance places Portugal among the fastest-growing economies in the euro area, during a period marked by economic slowdown in several Member States and an international environment that remains uncertain.

According to INE, the positive evolution of Gross Domestic Product (GDP) was mainly driven by domestic demand, with particular emphasis on private consumption. Households maintained relatively robust consumption levels, benefiting from improvements in the labour market, gradual increases in income and greater price stability compared to the inflation peaks recorded in previous years.

Investment also contributed to economic growth, supported by the implementation of projects financed by European funds, namely under the Recovery and Resilience Plan (PRR). This flow of investment has had an impact on areas such as construction, the energy transition and business modernisation, strengthening the productive capacity of the national economy.

In contrast to Portugal’s performance, several euro area economies continue to face significant challenges, including sluggish growth, weak consumption and the prolonged impact of high interest rates. In this context, Portugal’s results reinforce the perception of economic resilience and a more balanced growth trajectory.

Despite the positive data, experts warn of the need for caution in the coming quarters. Developments in the international context, the monetary policy of the European Central Bank and the ability to maintain investment momentum will be determining factors for the sustainability of growth. Even so, the figures now released confirm that the Portuguese economy has managed to position itself above the European average, consolidating its recovery.

Succession Without Borders – The Impact of Global Mobility on Inheritance

Succession Without Borders - The Impact of Global Mobility on Inheritance

Global mobility, dispersed assets, and a tax challenge that requires timely planning

We live in a context where international mobility is part of everyday life for many Portuguese families. Some work in Germany, others have retired in Portugal after a career in Switzerland, some have children studying or living in Spain, and others hold real estate assets in countries such as the United States or Brazil. This geographical dispersion, seen as natural in daily life, becomes a real challenge when the time comes to organise succession.

Few matters generate as many practical problems, conflicts between heirs, and tax surprises as successions with international elements. The issue is not only the value of the inheritance, but above all the lack of planning.

The first critical point is the tax residence of the deceased. Many assume that nationality is the determining factor, but in most cases it is tax residence that defines which country has the right to tax the succession. A Portuguese citizen resident abroad may be subject to succession and tax rules that are completely different from those in Portugal.

Secondly, it is important to understand where the assets are located. Real estate, bank accounts, shareholdings or financial investments may be spread across several countries. Each jurisdiction may apply its own rules, require specific declarations and, in some cases, levy separate taxes on the transfer of those assets.

In Portugal, there is no classic inheritance tax as in many other countries. However, Stamp Duty continues to apply, namely to the transfer of assets located in national territory, when the heirs are not spouses, partners in a de facto union, descendants or ascendants. This seemingly simple detail often catches many heirs by surprise.

When countries such as France, the United Kingdom, Spain or the United States come into play, the scenario becomes more complex. Some of these countries apply high inheritance taxes, with progressive rates, and there are not always conventions to avoid double taxation in inheritance matters. The risk of paying tax twice is real and frequent.

Another common mistake is postponing the drafting of a will or opting for a document that does not have international validity. A will made in Portugal may not produce the desired effects in another country, especially if it does not comply with formal rules or legal limits imposed by local law.

The European Succession Regulation brought some harmonisation within the European Union, allowing the choice of the law applicable to the succession. However, this tool is little known and rarely used strategically, when it could avoid litigation and significantly reduce the tax burden.

From a practical point of view, international succession planning should be seen as a continuous process and not as a last-minute decision. Assessing the structure of the assets, tax residence, location of the assets and the profile of the heirs makes it possible to anticipate risks and make informed decisions.

In conclusion, in an era in which families no longer fit within borders, succession has ceased to be a purely legal or emotional matter. It is a tax and strategic issue, deeply linked to family peace of mind. Seeking specialised advice in good time is not a luxury – it is a responsible way to protect assets and avoid future problems.

Meal allowance in the State will be updated already in 2026

Meal allowance in the State will be updated already in 2026

The Government has confirmed that the meal allowance for the Public Administration will be updated already in 2026, bringing forward by one year the revision initially planned. The proposal maintains the increase of 0.10 euros, placing the daily amount at 6.10 euros. Despite this, some unions state that the amount is not yet fully defined and continue to push for a more significant update.

According to information released at the end of the fourth negotiation round, the final proposal will only be known at the next meeting. The Ministry of Finance has already confirmed that it will then present a new version of the meal allowance update for 2026. So far, the proposed salary update also remains unchanged: 56.58 euros for remuneration up to around 2,600 euros or 2.15% for higher salaries.

Public sector unions reacted with frustration to the lack of substantial progress. Fesap stressed that the 10-cent proposal is insufficient, describing the increase as symbolic given the current cost of living. For the union structure, the proposed amount does not match the real needs of workers, arguing that the increase should be more significant to offset the widespread rise in prices.

STE also stressed that the amount may still be revised, although it acknowledges that any increase is positive. However, the organisation considers that the initially proposed increase does not meet workers’ expectations and argues that there is room for adjustments during the negotiation process. Meanwhile, the Common Front described the process as “a conversation” without elements of genuine negotiation, warning of a potential rise in social tension.

The update of the meal allowance will have tax implications, as the IRS-exempt amount will also rise to 6.10 euros in 2026, or 6.20 euros when paid by bank transfer. In the case of payment via meal card, the exempt amount is 70% higher, reaching 10.37 euros next year. This change represents a relevant adjustment for workers and employers, who will need to consider the new limits for IRS and Social Security purposes.

These negotiations fall within the multiannual agreement signed in 2024, which provides for salary updates until 2028 and a review of complementary regimes such as SIADAP, travel allowances and the remuneration statute for management staff. With unions considering joining the general strike called for December, the Government now faces the challenge of balancing budgetary sustainability with measures capable of meeting the expectations of Public Administration workers.

Self-billing: written agreement required under the VAT Code

self-billing image

Companies that issue invoices on behalf of their suppliers must ensure the existence of a prior written agreement — a legal requirement expressly stated in Article 36 of the VAT Code and in Ordinance No. 363/2010.

Self-billing is the procedure through which the purchaser of goods or services issues the invoice in the name and on behalf of the supplier. This regime is useful in situations where the supplier does not have its own invoicing system or when the buyer centralises the administrative process.

However, this practice is only valid if it complies with very specific legal requirements, namely the existence of a written agreement between the parties.

The obligation of a written agreement is expressly set out in Article 36(11) of the VAT Code (CIVA):
– “When the invoice is issued by the purchaser of the goods or services in the name and on behalf of the supplier, there must be a prior written agreement between the parties, defining the transactions to which this procedure applies and establishing the obligation for the supplier to accept the invoices issued in its name.” (CIVA – Article 36(11))

Additionally, Ordinance No. 363/2010 of 23 June, which regulates the technical requirements for electronic invoicing and self-billing, reinforces the same requirement:
– “When the purchaser of the goods or services issues invoices in the name and on behalf of the supplier, there must be a prior written agreement between both parties, identifying the parties and the conditions under which the procedure is adopted.” (Ordinance No. 363/2010, Article 4)

Requirements of the self-billing agreement
According to the Portuguese Tax and Customs Authority (AT), the self-billing agreement must include, at a minimum:

  1. Full identification of the purchaser and the supplier (name, tax number, address).
  2. Explicit statement that invoices will be issued by the purchaser in the name and on behalf of the supplier.
  3. Description of the transactions covered (types of goods or services).
  4. Explicit acceptance of the invoices by the supplier.
  5. Term of validity and conditions for termination of the agreement.
  6. Signatures of both parties.

According to Circular Letter No. 30136/2012 from the VAT Directorate (DSIVA), the agreement must also be communicated to the Tax Authority via the e-fatura portal and kept on file for 10 years.

Consequences of non-compliance
The absence of a valid written agreement may result in invoices issued by the purchaser not being recognised for tax purposes, which may lead to:
– Denial of the right to deduct the VAT stated therein;
– Classification as irregular invoicing, subject to fines under the General Regime of Tax Infractions (RGIT).

Self-billing is a legitimate and efficient tool, but it only produces valid tax effects if supported by a prior written agreement duly communicated to the Tax Authority.
Companies and professionals must ensure that this document meets all legal requirements, guaranteeing transparency and tax validity in their operations.

ZTLM – Your partner in tax compliance and administrative efficiency.

INE Sets Rent Update for 2026 at 2.24%

house

The 1.0224 coefficient reflects a moderate increase in line with inflation, balancing the interests of landlords and tenants.

The National Statistics Institute (INE) has announced that the rent update coefficient for 2026 will be 1.0224, corresponding to an increase of 2.24%. This figure, calculated based on the average variation of the consumer price index (excluding housing) over the past 12 months, establishes the maximum limit for updating residential and commercial rents next year.

The decision represents a moderate rise compared to previous years, reflecting the stabilization of inflation in Portugal. For tenants, it means a contained increase in housing costs after periods of strong pressure on household budgets. For landlords, the update helps preserve the real value of rents amid rising maintenance expenses and property-related taxes.

The coefficient will be published in the Official Gazette, becoming binding as of January 2026. Experts note that this update aligns with the broader trend of economic moderation and could contribute to greater predictability in the rental market. However, they also caution that balancing tenant protection with incentives for real estate investment will remain one of the main challenges for Portugal’s housing policy.