Buyer tools · free · 2026 rates
What will your home in Spain really cost?
Taxes, notary, land registry, gestoría, mortgage costs, insurance and advice, calculated for the province where you buy. Nothing you type leaves this page.
The calculator
Your purchase, line by line.
Every cost, explained
What you pay when you buy a home in Spain.
- 01
Transfer tax (ITP)
The big one on a resale home. Set by each region: 9% in the Comunitat Valenciana, 7.75% in Murcia, 7% in Andalucía. It is charged on the higher of the price you pay and the Catastro reference value, so a bargain price does not always mean a lower tax.
- 02
VAT (IVA) and stamp duty (AJD)
A new home bought from the developer pays 10% IVA instead of ITP, plus stamp duty on the deed: 1.4% in the Comunitat Valenciana. IVA is paid to the developer in stages, usually with each payment you make during construction.
- 03
Notary
The notary signs the purchase deed and checks identities and payments. Fees follow an official scale and depend on the price and the length of the deed. Around €1,400 is a sensible figure for a typical purchase.
- 04
Land registry
Registering the deed is what makes you the legal owner against everyone else. Also on an official scale, usually around €500.
- 05
Gestoría
The office that files the tax return and takes the deed to the registry. Often included in an adviser’s or lawyer’s fee; around €300 to €500 if paid separately.
- 06
Mortgage costs
Since Law 5/2019 the bank pays the stamp duty, notary, registry and gestoría of the mortgage deed. You pay the valuation (about €300 to €600), any opening commission the bank charges, and the insurance it requires.
- 07
Home insurance
Buildings insurance is compulsory when there is a mortgage, and sensible without one. Expect a few hundred euros a year for a typical apartment or villa.
- 08
Tax and purchase advice
A tax adviser checks the taxes, the costs and the contract before you commit. In a purchase, advisers usually charge around 1% of the price plus VAT. Ask for the fee in writing before any work starts.
- 09
Non-resident paperwork
Buying from abroad adds the NIE, certificates, sworn translations and, if you do not travel to sign, a power of attorney.
Purchase tax by region · 2026
The same home, a different tax in every region.
General rates for a home. Reduced rates for young buyers, large families or people with a disability, and higher brackets for expensive homes in some regions, are applied case by case.
| Region | Resale home (ITP) | New build |
|---|---|---|
| Comunitat ValencianaAlicante, Valencia, Castellón | 9% (11% above €1,000,000) | 10% IVA + 1.4% AJD |
| Región de MurciaMurcia | 7.75% | 10% IVA + 1.5% AJD |
| AndalucíaAlmería, Málaga, Granada, Cádiz, Córdoba, Huelva, Jaén, Sevilla | 7% | 10% IVA + 1.2% AJD |
| AragónHuesca, Teruel, Zaragoza | 8% and up | 10% IVA + 1.5% AJD |
| AsturiasAsturias | 8% and up | 10% IVA + 1.2% AJD |
| Illes BalearsIlles Balears | 8% and up | 10% IVA + 1.5% AJD |
| CanariasLas Palmas, Santa Cruz de Tenerife | 6.5% | Local indirect tax + 0.75% AJD |
| CantabriaCantabria | 9% | 10% IVA + 1.5% AJD |
| Castilla-La ManchaAlbacete, Ciudad Real, Cuenca, Guadalajara, Toledo | 9% | 10% IVA + 1.5% AJD |
| Castilla y LeónÁvila, Burgos, León, Palencia, Salamanca, Segovia, Soria, Valladolid, Zamora | 8% and up | 10% IVA + 1.5% AJD |
| CatalunyaBarcelona, Girona, Lleida, Tarragona | 10% and up | 10% IVA + 1.5% AJD |
| ExtremaduraBadajoz, Cáceres | 8% and up | 10% IVA + 1.5% AJD |
| GaliciaA Coruña, Lugo, Ourense, Pontevedra | 8% | 10% IVA + 1.5% AJD |
| Comunidad de MadridMadrid | 6% | 10% IVA + 0.75% AJD |
| La RiojaLa Rioja | 7% | 10% IVA + 1% AJD |
| País VascoÁlava, Bizkaia, Gipuzkoa | 4% and up | 10% IVA + 0.5% AJD |
| NavarraNavarra | 6% | 10% IVA + 0.5% AJD |
| CeutaCeuta | 3% | Local indirect tax + 0.5% AJD |
| MelillaMelilla | 3% | Local indirect tax + 0.5% AJD |
Rates checked in October 2026. Canarias applies IGIC and Ceuta and Melilla apply IPSI to new builds instead of IVA.
Buying costs in Spain
The questions buyers ask first.
How much are buying costs in Spain?
For a resale home, plan on roughly 10% to 13% on top of the price in the Comunitat Valenciana: 9% transfer tax plus notary, registry, gestoría and advice. New builds are similar: 10% IVA plus 1.4% stamp duty and the same fees. A mortgage adds a valuation, any opening commission and insurance.
What is the ITP in Alicante and the Costa Blanca in 2026?
The general rate in the Comunitat Valenciana (Alicante, Valencia and Castellón) is 9% for homes up to €1 million and 11% above that. Reduced rates exist for some buyers, such as young first-time buyers, large families and people with a disability.
Is ITP charged on the price I pay?
On the higher of the price in the deed and the Catastro reference value of the property. If the reference value is higher, the tax is calculated on it. You can check the reference value in the Catastro electronic office before you sign.
Who pays the mortgage costs in Spain?
Since June 2019 the bank pays the stamp duty, notary, registry and gestoría of the mortgage deed. The buyer pays the valuation, any opening commission and the insurance required by the bank.
Do non-residents pay more tax when buying?
No. The purchase taxes are the same for residents and non-residents. Non-residents usually have extra paperwork costs (NIE, translations, power of attorney) and banks often lend them a lower share of the price, typically 60% to 70%.
How much cash do I need on completion day?
The price, plus the taxes and fees, minus any deposit already paid and the mortgage the bank releases at the notary. The calculator above shows that figure; I confirm the exact amount, line by line, before signing.
How much does a tax adviser charge to buy a property in Spain?
Tax advisers usually charge around 1% of the purchase price plus VAT. Whoever you choose, ask for the scope and the fee in writing before any work starts.
Is this calculator exact?
It gives a reliable estimate using the general 2026 rates. Reduced rates, progressive brackets in some regions and the exact notary and registry scale can change the final figure, so check your own case before you sign.
Before you sign
An estimate is a start. Your exact figure is better.
Send me the property and your situation. I check the tax that really applies, the reliefs you qualify for and the exact money needed on the day.