Costs of Buying Property in Spain — Complete Breakdown (2026)

How much does it really cost to buy a property in Spain? Beyond the purchase price, buyers should budget an additional 10% to 15% for taxes, legal fees, notary costs, and registration charges. This guide provides a detailed, region-by-region breakdown of every cost involved — so there are no surprises on completion day.

Quick Answer — What Are the Total Buying Costs?

For a typical resale property costing 300,000 EUR in Andalusia, expect to pay approximately 33,000 to 42,000 EUR in additional costs (taxes, notary, registry, lawyer, gestor). For a new build at the same price, the total is slightly higher due to VAT being 10% plus stamp duty. Below we break down each cost in detail.

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Transfer Tax (ITP) by Comunidad Autónoma — Resale Properties

The Impuesto de Transmisiones Patrimoniales (ITP) is the main tax on resale property purchases. Each autonomous community sets its own rates. Here are the current rates for 2026:

Comunidad Autónoma	General ITP Rate	Reduced Rates (if applicable)
Andalusia	7%	3.5% for social housing; 2% for large families, disabled buyers, or buyers under 35 (up to 150,000 EUR)
Catalonia	10%	5% for social housing
Madrid	6%	Flat rate — one of the lowest in Spain
Valencia	10%	Sliding scale; 8% up to 400,000 EUR for main residence of under-35s
Murcia	8%	3% for social housing, under-35s, and disabled buyers
Balearic Islands	8% to 13%	Progressive scale: 8% up to 400K, 9% to 600K, 10% to 1M, 12% to 2M, 13% over 2M
Canary Islands	6.5%	Reduced IGIC (not IVA) applies to new builds at 7%
Galicia	9%	7% for habitual residence under specific conditions
Basque Country	4% to 7%	Varies by province (Vizcaya 6%, Guipúzcoa 7%, Álava 4%)
Castilla y León	8%	5% for social housing
Castilla-La Mancha	9%	6% for young buyers and disabled
Aragón	8% to 10%	Progressive: 8% up to 400K, then higher
Extremadura	8% to 11%	Progressive scale
Asturias	8% to 10%	Progressive: 8% up to 300K
Cantabria	9% to 10%	5% for social housing
La Rioja	7%	5% for young buyers
Navarra	6%	Flat rate

For a precise calculation based on your property’s value and location, use our transfer tax calculator.

VAT (IVA) & Stamp Duty (AJD) — New Build Properties

If you are buying a new build or off-plan property directly from a developer, you pay:

• IVA (VAT): 10% of the purchase price on mainland Spain. In the Canary Islands, IGIC at 7% applies instead
• AJD (Stamp Duty): 1% to 2% depending on the autonomous community (typically 1.5% in Andalusia)

ITP does not apply to new builds — VAT and AJD apply instead. This distinction is important because the rates and the party responsible for payment differ.

Notary Fees

Notary fees in Spain are regulated by a national tariff (Royal Decree 1426/1989) and are based on the property’s declared value in the deed. Typical costs:

Property Value	Approximate Notary Fee
Up to 100,000 EUR	450 – 600 EUR
100,000 – 250,000 EUR	600 – 800 EUR
250,000 – 500,000 EUR	800 – 1,000 EUR
500,000 – 1,000,000 EUR	1,000 – 1,200 EUR
Over 1,000,000 EUR	1,200 – 1,800 EUR

If the transaction includes a mortgage deed, a separate notary fee applies for the mortgage — but this is normally paid by the bank under current Spanish law (Law 5/2019).

Land Registry Fees

Land Registry (Registro de la Propiedad) fees are also regulated by national tariff. They are slightly lower than notary fees:

Property Value	Approximate Registry Fee
Up to 100,000 EUR	250 – 400 EUR
100,000 – 250,000 EUR	400 – 550 EUR
250,000 – 500,000 EUR	550 – 700 EUR
500,000 – 1,000,000 EUR	700 – 900 EUR
Over 1,000,000 EUR	900 – 1,200 EUR

Lawyer (Abogado) Fees

Legal fees for conveyancing in Spain are not regulated and vary between firms. The standard market rate is approximately 1% of the purchase price plus VAT (21%), with a typical minimum fee of 1,500 to 2,000 EUR plus VAT.

Your lawyer’s fee covers:

• Full due diligence (Nota Simple, Catastro, planning, debts)
• Contract drafting and negotiation
• Representation at the notary (if using power of attorney)
• Tax filings and registration
• Post-completion matters (utility transfers, community registration)

At CostaLuz Lawyers, we provide a transparent, personalised quote quote before you commit.

Gestor Fees

A gestor administrativo is a licensed administrative agent who handles bureaucratic tasks: filing tax returns, registering deeds, and dealing with government offices. Fees typically range from 300 to 600 EUR. Some law firms include gestor services in their conveyancing fee; at CostaLuz Lawyers, we handle this in-house.

Mortgage-Related Costs

If you are financing your purchase with a Spanish mortgage, there are additional costs to consider:

Cost	Amount	Who Pays?
Property valuation (tasación)	300 – 600 EUR	Buyer
Mortgage notary fee	Varies	Bank (since Law 5/2019)
Mortgage AJD (stamp duty)	0.5% – 1.5% of mortgage amount	Bank (since Law 5/2019)
Bank arrangement fee	0% – 1% of loan	Buyer (negotiable)
Mortgage registry fee	Varies	Bank (since Law 5/2019)

Since the 2019 mortgage reform (Law 5/2019), the bank is responsible for most mortgage-related costs. The main costs borne by the buyer are the property valuation and any arrangement fee. Always obtain and review the binding mortgage offer (FEIN) before signing.

Other Costs to Budget For

• NIE application: 10–15 EUR government fee. If you use a gestor to handle the application, add approximately 100–200 EUR
• Power of attorney: If you cannot attend the notary in person, a poder notarial costs approximately 80–150 EUR
• Property survey: Not standard in Spain, but recommended for older properties. Costs 300–800 EUR depending on size
• Translation and apostille: If documents need apostille or translation, budget 100–400 EUR
• Currency exchange: If transferring funds from abroad, specialist currency brokers can save significant amounts compared to bank transfers

Worked Example — Buying a 300,000 EUR Resale Apartment in Andalusia

*CostaLuz charges a flat €3,000 + VAT for conveyancing on property purchases up to €1M. The figure above reflects that personalised quote plus 21% VAT.

Item	Cost
Purchase price	300,000 EUR
Transfer Tax (ITP) at 7%	21,000 EUR
Notary fee	850 EUR
Land Registry fee	600 EUR
Lawyer fee (CostaLuz personalised quote + 21% VAT)	3,630 EUR
Gestor fee	400 EUR
NIE + miscellaneous	200 EUR
Total additional costs	26,680 EUR (8.9%)
Total investment	326,680 EUR

If a mortgage is involved, add the valuation fee (approx. 400 EUR) and any bank arrangement fee.

Frequently Asked Questions

Are buying costs higher for non-residents?

The tax rates and regulated fees are the same regardless of residency status. However, non-residents may face slightly higher legal fees due to additional complexity (NIE applications, international fund transfers, power of attorney).

Can I negotiate the lawyer’s fee?

Yes. Legal fees in Spain are not regulated for property transactions. Get a clear, written fee quote before instructing a lawyer. Be wary of unusually low fees — they often mean less thorough due diligence.

Who pays the notary — buyer or seller?

By custom and usually by contract, the buyer pays the notary fee for the purchase deed (escritura de compraventa). The seller pays the plusvalía (local capital gains tax). For mortgage deeds, the bank pays.

Is there a capital gains tax when I sell?

Yes. When you sell property in Spain, you pay tax on the profit. The rate is 19% for non-residents and a progressive scale for residents (19% to 28%). The buyer withholds 3% of the price if the seller is non-resident.

Are there ongoing annual costs after purchase?

Yes. Annual costs include IBI (property tax), community fees (if applicable), home insurance, non-resident income tax (even on empty properties), and wealth tax if applicable. See our comprehensive tax guide.

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Related Property Buying Guides

• Buying Property in Spain — Complete Legal Guide (2026)
• Property Purchase Taxes by Region
• Transfer Tax Calculator
• Buying Off-Plan Property in Spain
• Buy Property with an Independent Lawyer
• Rental Law in Spain

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Need a Cost Estimate for Your Purchase?

Every property transaction is different. At CostaLuz Lawyers, we provide a detailed, personalised cost estimate before you commit — so you know exactly what to budget.

• Book a consultation — free initial call to discuss your purchase
• WhatsApp us — quick questions answered fast
• Read our reviews — see what other international buyers say

This guide is maintained by María Luisa de Castro, a qualified Spanish lawyer (abogada) registered with the Cadiz Bar Association. Last updated: March 2026.

Mortgage holder in Spain? Your mortgage may contain abusive clauses (floor clause, IRPH, excessive expenses, early maturity). CostaLuz offers a free mortgage review to check if you are entitled to a refund.