Capital gains tax 2026 — investor's tax guide Finland

Capital income — gains from shares, funds, interest, and dividends — is taxed under its own system, separate from earned income. The tax is final and is not added on top of income tax.

Understanding capital gains tax and the acquisition cost assumption lets you optimise the timing and structure of your portfolio sales — especially as a long-term investor.

The basics

• 30% on capital income up to €30,000
• 34% on amounts above €30,000
• The tax is final — not added on top of income tax

Capital income includes: gains from shares/funds/property, rental income, dividends (partially), and interest. Formula: sale price − (purchase price + selling costs) = gain → taxed at 30/34%.

Acquisition cost assumption (hankintameno-olettama)

If you don't know the purchase price or it is low, you can use the acquisition cost assumption instead of the actual purchase price. This is especially valuable for long-term investors.

• Held less than 10 years: deduct 20% of the sale price as assumed acquisition cost
• Held more than 10 years: deduct 40% of the sale price

Example: €15,000 sale price, held 5 years:

If the original purchase price was €1,000: actual gain €14,000 (tax €4,200), but with the assumption gain €12,000 (tax €3,600) — the assumption is better here.

Dividend taxation (listed company)

85% of a dividend from a listed company is subject to capital gains tax; 15% is tax-free. In practice: €1,000 dividend → you pay €255 tax (30% × 85% = 25.5%) → you keep €745.

Dividends from unlisted companies are more complex (net asset threshold) — see the Ltd calculator.

Loss offsetting

Capital losses can be deducted against capital gains in the same year. If there is insufficient capital income, the loss carries forward automatically for up to 5 years.

• Losses do not reduce earned income tax (they are separate income categories)
• Strategy: realise losses before year-end if you have gains in the same year

Selling a home

• Primary residence: tax-free if you have lived there continuously for at least 2 years
• Investment property: gain is fully taxable at 30/34%. The acquisition cost assumption applies here too