Buying costs in Spain, 2026
What buying a home in Spain really costs
Enter the price and the region. You get every cost line by line, the cash you need on completion day and what the home costs you every year.
pinspain.com, buying costs in Spain
Estimate made on
Completion statement, estimate
Every year
- IBI (council tax)
- Non-resident income tax
- Community fees
- Yearly total
Why the region changes the bill
On a resale home you pay the transfer tax (ITP) of the region where the home is. On a new build you pay VAT instead (IVA, or IGIC in the Canary Islands) plus stamp duty (AJD). The reduced rates you may read about are for a main home, young buyers or large families; a second home bought by a non-resident pays the general rate.
| Region | ITP, resale | New build | As of |
|---|---|---|---|
| Andalusia (Costa del Sol) | 7% | IVA 10% + AJD 1.2% | October 2026 |
| Valencia region (Costa Blanca) | 9% ≤ 1M €, 11% > | IVA 10% + AJD 1.4% | October 2026 |
| Murcia (Costa Cálida) | 7.75% | IVA 10% + AJD 1.5% | October 2026 |
| Catalonia (Costa Brava) | 10% ≤ 600K €, 11% ≤ 900K €, 12% ≤ 1.5M €, 13% > | IVA 10% + AJD 1.5% | October 2026 |
| Balearic Islands | 8% ≤ 400K €, 9% ≤ 600K €, 10% ≤ 1M €, 12% ≤ 2M €, 13% > | IVA 10% + AJD 1.5% ≤ 1M €, 2% > | October 2026 |
| Canary Islands | 6.5% | IGIC 7% + AJD 1% | October 2026 |
| Madrid | 6% | IVA 10% + AJD 0.4% ≤ 120K €, 0.5% ≤ 180K €, 0.75% > | October 2026 |
Before you sign anything
- Get your NIE
The foreigner identity number is needed for the deposit contract, the deed, the bank account and the utilities. Apply at a consulate or a police station in Spain.
- Hire your own lawyer
Not the seller's and not the agent's. A lawyer checks the Land Registry extract (nota simple), debts on the home, the community and the town planning status.
- Check the home at the Land Registry
The nota simple shows the owner, the size on record and any mortgage or charge. It costs a few euros and takes a day.
- Off plan? Ask for the bank guarantee
Every payment made before handover must be covered by a bank guarantee or insurance in your name. Ask for it before you pay the first instalment.
Talk to a registered local agent
We are starting introductions on the Costa del Sol: one registered estate agency per town that works in your language. Leave your details and, once an agency covers your town, we introduce you to that one agency, nobody else. Free for you: if you buy, the agency shares part of its fee with us.
- One agency per town, never a list of agencies that all ring you
- Only with your consent, which you can withdraw at any time
- We tell you the agency's name before we pass anything on
Questions buyers ask
Who pays the estate agent in Spain?
Usually the seller, and the commission is normally included in the asking price. If an agent asks you as the buyer for a fee, get it in writing before any viewing.
Do I pay more tax as a foreigner?
No. The purchase taxes are the same for everyone. The difference is that reduced rates are for a main home, so a holiday home pays the general rate, and as a non-resident you file a yearly income tax return on the home.
How much can a non-resident borrow?
Spanish banks usually lend non-residents 60 to 70% of the price or the valuation, whichever is lower. Plan the deposit and all buying costs from your own money.
Is there still a golden visa?
No. Spain ended the investor residence permit for property purchases on 3 April 2025.
Is the result a quote?
No. It is an estimate based on the published tax rates and the usual fee ranges. Your lawyer and notary give the final figures before you sign.