Taxes and fees
Tax on Property Sales in 2026: The 5-Year Test, Exemptions, and Calculation
In Slovakia, the seller pays tax on a property sale only if they owned the property for less than 5 years. The income falls under §8 of the Income Tax Act; the rate is 19% up to a threshold of EUR 47,537.98 and 25% above it. The separate property transfer tax was abolished in 2004—today, the buyer pays only administrative fees for title registration. Profit is calculated as the difference between the sale price and the acquisition cost plus demonstrable investments.
Who Pays the Tax on a Sale?
The tax on a property sale is paid by the seller, not the buyer. The buyer only pays an administrative fee for title registration (EUR 33 or EUR 66) and any notary or escrow fees.
Income from the sale of property by an individual is classified as 'other income' under §8(1)(b) of Act No. 595/2003 Coll. on Income Tax. Unlike income from self-employment, it is not subject to health or social security contributions.
The real estate transfer tax (a separate tax paid by the buyer) was abolished in Slovakia in 2004. The "taxes on sale" today apply only to the seller's gain, which is taxed as income.
When a Sale Is Tax-Exempt
The Income Tax Act in §9 lists several situations where no tax is due, even if a profit is made.
5 years from acquisition
A sale is exempt if you owned the property for more than 5 years from its acquisition (§9(1)(b) of the Income Tax Act). The decisive date is the date of registration in the cadastre upon acquisition, not the date the contract was signed.
5 years including the decedent's time
For property inherited in a direct line or by a spouse (parents, children, siblings, spouse), the decedent's period of ownership is added to yours. If a parent owned an apartment for 4 years and you held it for 2 years after their death, you have met the 5-year test.
Restituted property
The sale of property acquired under restitution laws is exempt regardless of the holding period (§9(1)(c)).
5 years from removal from business assets
If you held the property as a business asset (as a sole trader or limited liability company), the 5-year period begins from its removal from business assets, not from the original acquisition date.
How the Tax Is Calculated
If you do not meet the exemption conditions, you will pay 19% or 25% on the profit. The calculation steps are:
- 01
Income (Sale Price)
The amount you received from the buyer based on the purchase agreement. If the price was unrealistically low compared to the market, the tax authority may reclassify it (§8(16) of the Income Tax Act).
- 02
Less Expenses – Acquisition Cost
The amount for which you acquired the property. For a purchase, this is the purchase price from the original contract. For an inheritance, it is the value from the appraisal at the time of inheritance. For a gift, it is the value from the appraisal at the time of the gift.
- 03
Less Expenses – Investments and Renovations
Demonstrable expenses for improvements: a new kitchen, bathroom, window replacement, renovation, or insulation. You must have invoices with the supplier's company registration number; undocumented work will not be recognized.
- 04
Less Taxes and Fees
Notary fee, title registration fee, appraisal fee, and real estate agency commission.
- 05
Calculating the Tax Base
Tax Base = Income – Expenses. If the result is negative (a sale at a loss), the loss cannot be offset against other income, and the tax due is EUR 0.
- 06
Tax Rate
19% up to an annual tax base of EUR 47,537.98 (for 2026). Above this threshold, the rate is 25%. Income from the sale is added to other income for the purpose of determining the threshold.
Sample Calculation
Sale of a 3-room apartment in Bratislava after a 3-year holding period:
| Item | Amount |
|---|---|
| Sale price (2026) | 220,000 EUR |
| Acquisition cost (2023, per purchase agreement) | - 180,000 EUR |
| Kitchen and bathroom renovation (invoices) | - 18,000 EUR |
| Notary, registration, agency commission | - 4,500 EUR |
| Tax base | 17,500 EUR |
| Tax rate | 19% |
| Tax | 3,325 EUR |
This example is for illustration only. For an actual calculation, include all demonstrable expenses and consult a tax advisor.
Tax return form B
For a non-exempt sale, the income must be declared on tax return form B by March 31 of the following year.
- 01
Download form B
The "DPFOB" form is available on the Financial Administration portal (financnasprava.sk) or via eDane. Fill it out electronically for faster submission.
- 02
Fill out Section V – §8 other income
The property sale is entered in Section V (income under §8), on the line for the sale of property. State the income and expenses.
- 03
Attach documents
The purchase agreement from the acquisition, the purchase agreement from the sale, invoices for renovations, and the appraisal in the case of inheritance. File with the tax office in person or via eDane.
- 04
Deadline of March 31
The tax is declared in the tax return for the year in which the property was sold (when the registration in the cadastre became legally effective). The filing deadline is March 31 of the following year. It can be extended to June 30 by filing an extension request form.
- 05
Paying the tax
The tax is due by the same deadline as the tax return (March 31, or June 30 if extended). The tax office's account number and the variable symbol for the payment can be found on the tax return.
Tips for reducing your tax
- Wait for the 5-year period to pass. This is the easiest way to save. Selling a few months later can save you thousands of euros.
- Keep all renovation invoices. Without invoices, the investments will not be recognized as expenses; work done off the books cannot be included.
- Get an appraisal for inherited property. For an inherited property, have an appraisal done at the time of inheritance. This establishes a fair acquisition cost for a future sale.
- Real estate agency commission as an expense. The invoice from the agency is a deductible expense.
- If the gain is large, consider staggering sales. If you are selling multiple properties, moving part of the sale into a year with a lower overall tax base can keep you in the 19% tax bracket instead of the 25% bracket.
- Mortgage interest on a sale within 5 years. Interest paid on the mortgage for the apartment you are selling can be included as an expense under §8 (this is different from claiming the tax bonus on interest under §11, which is a separate regime).
Frequently asked questions
From the date of registration in the cadastre upon acquisition. Not from the signing of the purchase agreement or from the final building approval. In the case of inheritance, it starts from the date of the decedent's death (for direct-line heirs, the decedent's holding period is added).
It depends on the holding period. If your parent owned the apartment for 4 years and you owned it for 2 years after their death, the total is 6 years, and the sale is exempt. If the parent owned it for 2 years and you for 1 year, the total is 3 years, and the tax is payable. The acquisition cost for the calculation is the value from the appraisal at the time of inheritance.
The property transfer tax was abolished in 2004. Since then, buyers do not pay a separate transfer tax when purchasing property—only an administrative fee for registration (€33 or €66).
19% on the portion of the annual tax base up to EUR 47,537.98, and 25% on the portion above it (for 2026). The threshold is determined by the sum of all your income in that year, not just from the sale.
No. Flat-rate expenses (30%) apply only to §6(3) (rental income) and certain other types of income. For §8 (sale of property), you can claim only actual and demonstrable expenses.
A loss on the sale of property cannot be offset against other income (§8(2) ZDP). The tax on this sale is simply EUR 0. You cannot carry the loss forward to subsequent years or offset it against profits from other transactions.
No. If the sale is exempt under §9 (e.g., it meets the 5-year test or involves restitution), you do not have to declare it. However, during an audit, the tax office may ask for documents proving the exemption (the title deed, the purchase agreement showing the date of acquisition).
In that case, the sale is not governed by §8 ZDP (personal income), but is treated as income of the s.r.o. subject to corporate income tax at a rate of 21% (for 2026). Additionally, when profits are paid out from the s.r.o. to a shareholder, the dividend is taxed at a further 10%. The sale of the s.r.o. as a whole (a 'share deal') may be exempt for a shareholder who is a natural person after a 3-year holding period.
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