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Capital gains tax in Estonia 2026
There is no separate capital gains tax — gains simply join your income at the flat 22%, with losses on securities offsettable against securities gains and carried forward indefinitely.
The investment account changes the game: publicly traded shares, funds, bonds — and qualifying crypto bought via licensed European providers — grow untaxed, with the 22% due only when withdrawals exceed contributions.
At a glance
- top rate
- 22%
- entry band
- 22% above the basic exemption
- tax year basis
- Calendar year
- filing deadline
- 30 April with the annual return
- residency basis
- Residents: worldwide gains; non-residents: Estonian real estate and property-rich stakes
- regime flag
- Own dwelling exempt (once per 2 years); investment-account deferral
Rates
Capital gains treatment (2026)
| Rate | Base | Applies to |
|---|---|---|
| 22% | Gain | Shares, funds, real estate and other assets — within ordinary income |
| 0% | — | Your own home used as your residence until sale (one exempt sale per 2 years) |
| 0% | — | Summer cottages held 2+ years (plot up to 0.25 ha); personal movables; reorganization share exchanges |
| Deferred | Withdrawals above contributions | Assets traded through the investment account — taxed only on net withdrawal |
Thresholds & allowances
- Securities lossesOffset + carryforward
Against securities gains only, carried forward without time limit; wash-sale and related-party losses disallowed
- Rental deduction20% of rent
Automatic maintenance allowance when declaring dwelling rent as investment income
Residency
Residency trigger
Residents include worldwide gains in the annual return; inherited and gifted assets carry a nil cost basis, so the whole later sale price can be the gain.
Non-resident treatment
Non-residents' gains on Estonian company shares are generally not taxable — except stakes of 10%+ in entities that were over 50% Estonian real estate at sale or during the prior 2 years, and direct real estate sales, which are assessed at 22%.
Notes
- The home exemption has no minimum ownership period — living there until the sale is what counts, limited to one sale every 2 years.
- Inheriting is tax-free but the nil basis means heirs pay 22% on the full proceeds when they sell — planning point.
- The investment account only defers: consumption withdrawals beyond contributions trigger the 22%.
- There is no indexation; long-held taxable assets bear tax on inflation too.
FAQ
How are share gains taxed in Estonia?
At the flat 22% with the annual return — or not at all yet, if you trade through an investment account and leave the money inside.
Is selling my home tax-free?
Yes — 0% if it was your residence until the sale, limited to one exempt home sale every 2 years; summer cottages need 2 years' ownership and a plot under 0.25 hectares.
Figures: tax year 2026, compiled from public sources. Not tax advice.