The Real Cost of Buying Property in Spain
The cost of buying property in Spain is more than the agreed price. The final budget depends on whether the home is a resale or new build, the autonomous region, the taxable base, financing and the services the buyer needs. Non-residents buying on the Costa Brava should calculate each item before signing a reservation.
This 2026 editorial guide explains the structure of those costs without presenting changeable rates as guaranteed. Tax rates, reliefs and formalities must be confirmed by a qualified Spanish tax or legal adviser for the specific transaction.
Resale property: transfer tax and taxable value
A resale purchase is normally subject to ITP, Spain’s transfer tax. It is administered regionally, so Catalonia has its own bands, reliefs, higher rates and eligibility rules. Our guide to the Catalan ITP changes provides further context.
A buyer should not simply multiply the asking price by a rate found online. The taxable amount may be affected by the declared price, the cadastral reference value and the rules in force on completion. Reduced treatment may depend on the buyer, use as a main home, income, age or other evidence. Do not budget for relief until a professional has verified eligibility and documents.
New build: VAT and stamp duty
A first transfer from a developer usually attracts Spanish VAT, or IVA, rather than ITP. AJD, a stamp-duty tax on documented legal acts, may also apply. A home, commercial unit, land or separately sold parking space may receive different treatment. The developer’s contract should state whether figures include tax and how staged payments are protected.
A recently completed property resold by an owner is not automatically a new build for tax purposes. The legal nature of the transaction and seller must be checked.
Notary, Land Registry and gestoría
The Spanish notary authorises the public deed and performs legal checks. Fees follow regulated scales but vary with price, document length, copies and complexity. The deed is then filed at the Land Registry, which charges under its own scale.
A gestoría can file the tax, register the deed and process administrative changes. It is common in a mortgaged purchase. Ask for a distinction between the firm’s fee and money held on account for taxes and third-party invoices. The notary is impartial and is not the buyer’s personal lawyer.
Independent lawyer and due diligence
Before a reservation or deposit contract, an independent lawyer can check ownership, charges, mortgages, community debts, planning status, licences, occupation and consistency between the Registry, Cadastre and physical property. On the Costa Brava, pools, extensions, terraces, garages and moorings deserve specific attention.
For an apartment, review community rules, recent meeting minutes, approved works and outstanding assessments. Agree the lawyer’s scope and fee in writing, including VAT and whether contracts, powers of attorney and completion are covered.
Mortgage, valuation and banking costs
The borrower normally pays for the bank valuation, or tasación. There may also be an arrangement fee if offered, optional or discounted insurance products, broker costs, international transfers and currency conversion. Spanish mortgage reforms allocate several mortgage-creation costs to the bank, but purchase taxes and sale-related costs remain separate.
Non-residents may be offered a lower loan-to-value ratio and asked for extensive evidence of income, debts, tax residence and source of funds. No financing percentage or interest rate is certain until the lender issues a formal offer for that borrower and property.
NIE, translations and power of attorney
The foreigner identification number, NIE, is needed for key stages. Buyers who cannot fully understand the deed may require an interpreter or translation. Foreign documents can require sworn translation and an apostille. A notarised power of attorney lets a representative act or sign, but can add notary, legalisation, translation and delivery costs.
A clearly illustrative budget
For a Catalan resale apartment priced at €300,000, organise the budget as follows without assuming a guaranteed percentage:
- €300,000 purchase price.
- ITP calculated under the rules and taxable base valid on completion.
- A provision for notary, Registry and any gestoría.
- The lawyer’s agreed fee and VAT.
- Valuation, banking, insurance and currency costs if financed.
- NIE assistance, power, apostille, interpreting or translation where needed.
- A separate reserve for renovation, furnishing and unexpected work.
The useful result is a line-by-line calculation based on the actual property and buyer. A broad percentage from the internet is only an early planning tool.
Checklist before reserving
- Confirm whether the transaction attracts ITP or VAT and AJD.
- Check the potential taxable base and reference value.
- Review Registry, Cadastre, planning, community and debts.
- Obtain written professional fees and itemised provisions.
- Request a complete mortgage illustration rather than a monthly payment alone.
- Prepare the NIE, source-of-funds evidence and transfer timetable.
- Keep renovation and contingency funds separate.
- Have the reservation and deposit contract reviewed before signing.
To test the budget against real listings, browse property for sale on the Costa Brava and compare homes by total acquisition cost, not price alone.
Frequently asked questions
What percentage should I add to the purchase price?
There is no universal percentage. Tax treatment, taxable value, professional work and borrowing all vary.
Does a non-resident pay more?
Not automatically in acquisition tax, but financing, powers, translations, transfers and currency exchange can add costs.
Does the notary check everything?
No. The notary performs essential legal controls but does not replace buyer-specific legal, planning and technical due diligence.
Important: this is general information editorially updated in 2026. Confirm current rates, reliefs, taxable values and procedures with a qualified tax or legal professional before committing.