How each cost is calculated
Spanish property purchase carries 11 to 15% in costs on top of the headline price. The split depends on the region you buy in and whether the property is a resale (already owned by an individual) or a new-build (sold by a developer for the first time). The calculator above runs the 2026 rules for the most common international-buyer regions.
Transfer tax (ITP) – resale property
ITP (Impuesto sobre Transmisiones Patrimoniales) is the main tax on resale property and varies by autonomous community. 2026 rates: Valencia / Comunitat Valenciana 10%, Murcia 8% (cut from 10% in 2023), Andalucía 7% (flat-rate reform of August 2024), Catalonia 10% on prices under €1M and 11% above, Madrid 6% (the lowest in mainland Spain). Each region has reduced rates for specific buyer profiles (large families, young first-time buyers, official protected housing) that the calculator does not apply.
VAT + stamp duty (IVA + AJD) – new-build
New-builds carry VAT instead of ITP. IVA sits at 10% nationally for residential property. Stamp duty (AJD – Actos Jurídicos Documentados) varies by region: Valencia and Catalonia 1.5%, Andalucía 1.2%, Madrid 0.75%, Murcia 1.5%. New-build total tax (IVA + AJD) is therefore 10.75% to 11.5% depending on region – slightly higher than resale in low-AJD regions and slightly lower in high-ITP regions.
Notary and Land Registry
Notary and registry fees follow regulated sliding scales tied to the property price. A €250,000 property typically incurs €1,000 to €1,500 in notary fees and €700 to €900 in registry fees. Larger properties hit the scale caps (around €2,500 notary, €1,500 registry) regardless of how much more they cost above the cap threshold.
Independent lawyer (abogado)
Spanish law does not require a lawyer for property purchase, but no international buyer should skip one. The lawyer verifies clean title, checks for outstanding debts and charges, reviews community fee status, drafts the reservation and arras contracts, and attends notary signing. Fees: 1% of price with a typical €1,500 minimum. On a €250,000 purchase, budget €2,500. See the Complete Buying Guide for what the lawyer does at each stage.
Mortgage costs (if financed)
If you take a Spanish mortgage as a non-resident, expect two additional one-off costs: the property valuation (tasación) ordered by the bank, which runs €350 to €600 fixed and which you pay upfront before mortgage approval; and a mortgage opening commission (comisión de apertura), typically 0.5% to 1% of the loan amount, negotiable. The calculator assumes 0.5% – most banks settle there with a moderate push. Full rates, bank-by-bank policies, and the negotiation levers are in the Spanish Mortgage Guide for Non-Residents.
Home insurance
Spanish law does not require buildings or contents insurance for owner-occupied property. Spanish mortgage lenders do – they require at minimum a fire and basic damage policy naming the bank as a beneficiary. Typical annual premium: €200 to €400 for a modest apartment, €400 to €900 for a villa. The calculator assumes €300 for the first year regardless of mortgage status (most buyers take insurance even without a mortgage).
What the calculator does not include
- NIE application fees – €9.84 government fee (Modelo 790 Código 012) plus €150 to €400 if applied through a lawyer with power of attorney. See the NIE Number Guide.
- Currency conversion costs – 1 to 3% spread wiring GBP/USD/CAD to a Spanish account through a bank, or 0.3 to 0.8% through a specialist (Wise, Currencies Direct).
- Survey (peritaje) – optional independent structural survey on older properties, €400 to €900. Skipped on new-builds where the developer warranty applies.
- Furniture, white goods, refurbishment – depend entirely on the property condition; allow 2-10% of price on a resale.
- Ongoing annual costs – community fees (€60 to €250/month for typical apartments), IBI (€300 to €1,500/year), rubbish tax (€100 to €300/year), non-resident income tax (IRNR) of roughly €100 to €600/year if not rented out.
Regional notes
Comunitat Valenciana (Valencia, Alicante, Costa Blanca, including Benidorm, Dénia, Calpe, Torrevieja). ITP 10% on resale. New-build 10% IVA + 1.5% AJD. Reduced 8% ITP available for large families, buyers under 35, and official protected housing. Most of our inventory sits in this region.
Murcia (Costa Cálida, La Manga, Los Alcázares). ITP cut to 8% in the 2023 reform, making Murcia one of the most tax-friendly resale regions in Spain. New-build IVA + AJD same as Valencia.
Andalucía (Málaga, Costa del Sol, Costa Tropical). Flat 7% ITP since August 2024 (was tiered before). New-build 10% IVA + 1.2% AJD. Among the cheapest regions for resale transactions.
Catalonia (Barcelona, Costa Brava, Costa Dorada). ITP 10% on prices up to €1M, 11% above €1M. Higher notary fees than other regions. New-build 10% IVA + 1.5% AJD.
Madrid. ITP 6% – by far the lowest in mainland Spain. New-build 10% IVA + 0.75% AJD. No coastal property but popular with relocating professionals and investors.
Frequently asked
Are these the only taxes I will pay?
These cover the one-off purchase costs. Once you own, you pay annual IBI (municipal property tax, 0.4 to 1.1% of cadastral value), basura (rubbish collection, €100 to €300/year), and community fees if the property sits in a community of owners. Non-residents also owe annual IRNR (non-resident income tax) of 19% on 1.1 to 2% of cadastral value if the property is not rented out.
Can I negotiate the mortgage opening commission?
Yes. Banks often quote 1.0% as opening but routinely settle at 0.5% with a polite push. Some waive it entirely if you take their bundled home or life insurance. The calculator assumes 0.5% as the post-negotiation realistic rate.
Why does the lawyer fee feel high?
A €2,500 fee on a €250,000 purchase looks steep relative to English-speaking common-law jurisdictions, but Spanish abogado work covers the full transaction including title due diligence, contract drafting, notary representation, and post-completion registration filings – work that splits across three or four professional roles in the UK or US.
How accurate is the calculator?
Accurate within 5 to 10% for typical purchases in the regions listed. Sources of variance: notary and registry sliding-scale calculations differ slightly across notaries; lawyer fees vary by firm; mortgage commissions depend on the specific bank deal. Always confirm the exact figure with your lawyer before signing the arras contract.
Next step
Run the numbers for the property you have your eye on, then browse our active inventory: Valencia, Alicante, Benidorm, Dénia, Calpe, Torrevieja. Or message +34 744 64 42 28 / info@wesnagroup.com and tell us your budget – we will line up viewings that fit.
Built and maintained by Wesna Group. Last updated 7 June 2026. Regional tax rates change every few years; verify with your lawyer before signing.