RealtorList
Contact Add my profile

Costs of buying a property in España

Purchase budget

The advertised price of a property is not the total cost of buying it.

In addition to the price, acquisition taxes, the deed, Land Registry registration, professional advice, valuation fees and other costs linked to the method of purchase may apply. The final amount varies depending on whether the property is usada u a resale property or a new build, the autonomous community, the territory's tax regime and whether mortgage financing is involved.

Jurisdiction: España + region Last reviewed: 8 August 2026 Verified official sources
View all costs Compare resale properties and new builds
€
Short answer

To calculate how much money you need to buy a property in España, add the applicable tax to the purchase price, the notarial fees and Land Registry fees you are responsible for, the professional services engaged and, where financing is involved, the mortgage costs that legally or contractually deba must be borne by the borrower. It is not correct to automatically apply a single percentage to all property purchases in Spain because ITP and AJD depend on the jurisdiction and special territorial tax regimes exist.

Budget categories

What costs should a buyer review in addition to the price?

Not all of these items apply to every transaction. The purpose of the list is to identify which categories need to be calculated before reserving or committing funds.

TAX

Acquisition taxes

Taxation mainly differs between pre-owned sada and new-build homes and, for ITP and AJD, depending on the autonomous community, chartered territory or applicable territorial tax regime.

NOT

Notary

Notary fees are calculated in accordance with the official fee schedule. The allocation between the parties may also depend on the applicable law and the terms agreed in the contract.

REG

Property Registry

Registering the acquisition incurs Land Registry fees calculated in accordance with the official Registrars' fee schedule.

LEG

Legal advice

If the buyer engages a lawyer or other adviser for due diligence, contracts or completion coordination, fees depend on the agreed professional engagement.

MOR

Mortgage

Financing may add valuation fees, certain charges and other costs. The allocation of mortgage costs should not be confused with the costs of the property purchase.

VAR

Other variable costs

A power of attorney, translation or interpreting, transfers, currency exchange, administrative services or brokerage fees may arise depending on the buyer and the structure of the transaction.

First tax decision

Pre-owned and new-build homes do not have the same cost structure

Before calculating anything, you must correctly classify the transfer. The AEAT distinguishes between the purchase of a pre-owned sada home subject to ITP and the acquisition of a new-build home subject to the relevant indirect tax.

Pre-owned sada / second-hand home Property transfer
Main tax ITP payable to the tax authority with jurisdiction over the area where the property is located.
Applicable rate There is no single rate for all of España. The current regional or provincial regulations and the buyer's circumstances must be checked.
Taxable amount The Catastro reference value may be relevant. It should not always be calculated solely on the agreed price.
Other costs Notary, Land Registry and any applicable professional or financial services.
New-build property First transfer and indirect taxation
Standard VAT In the VAT territory, the AEAT currently sets a 10% as the general rate for the sale of residential properties.
AJD AJD may apply; the rate and any special rules depend on the jurisdiction with authority.
Special territories Canarias, Ceuta and Melilla have specific indirect tax arrangements. Mainland Spain/Balearic VAT should not be applied automatically.
Other costs Notary, Land Registry, advice, financing and additional services depending on the transaction.
Do not confuse “taxes” with “total costs”

ITP, IVA and AJD make up the tax component. Notary, Land Registry, valuation, lawyer, administrative services or translation are separate items. The specific guide on taxes when buying a property in España covers only the tax aspect in greater detail.

Tax base

The purchase price is not always the only figure that matters when calculating tax

The Directorate-General for the Catastro states that the reference value may be used to determine the taxable base for ITP and AJD. If the declared value, price or consideration is higher than the reference value, the higher amount is used under the applicable rules.

  • Check whether the property has a reference value.
  • Do not confuse the reference value with the cadastral value.
  • Do not assume that a low negotiated price automatically reduces the tax.
  • Confirm the tax base and rate with the competent tax authority.

See the official Catastro FAQs on the reference value .

Conceptual example

If you buy a home or sada, it is not enough to ask “what ITP rate applies in this region?”. To prepare your budget correctly, you must also determine the tax base to which that rate will apply and whether you meet the conditions for any reduction or special regime.

Legal certainty

Notary and Land Registry fees are officially set, not a universal property percentage

Notarial and Land Registry fees are officially regulated. The specific amount depends on the services performed and the rules governing the fee schedule, so a rounded commercial figure should not be presented as a fixed legal cost for all purchases.

NOT

Notarial fees

Royal Decree 1426/1989 approves the Notaries' Fee Schedule. The invoice may include the items applicable to the instrument, copies and services actually performed.

REG

Land Registry fees

Royal Decree 1427/1989 regulates the Registrars' Fee Schedule for the Land Registry. Registration of the sale is calculated in accordance with the rules applicable to the deed submitted.

Who pays for the deed?

Article 1455 of the Civil Code establishes, as a general rule, that the costs of executing the deed are borne by the seller and the costs of the first copy and those subsequent to the sale by the buyer, unless otherwise agreed. The applicable civil law must also be checked. applicable to the transaction and the contractual terms agreed.

To understand completion, see also what the notary does when buying a property in España .

Professional services

Some costs are legal or regulated; others depend on the service you choose to hire

It is advisable to distinguish between mandatory items arising from the transaction and the private fees charged by professionals. This avoids presenting a tarifa commercial fee as if it were an official tax or tariff.

  • Lawyer or legal adviser for contracts and due diligence.
  • Administrative agent for settling or filing procedures, where engaged.
  • Translation or interpreting where necessary.
  • Power of attorney if the buyer acts through a representative.
  • Estate agency services where an agreed fee is payable by the buyer.

Before engaging a professional, request in writing the scope, fees, taxes applicable to the service and excluded items.

FIX

Regulated cost

It is governed by an official regulation or tariff. Notary and Land Registry fees are clear examples.

VAR

Contractual cost

It depends on the professional and the scope of the service and on the terms accepted by the buyer.

Financed purchase

Do not charge the buyer all mortgage set-up costs

The Bank of España explains the current allocation of costs within the framework of mortgage lending: the borrower pays for the valuation, while the lender covers the notary, Land Registry, taxes and administrative fees relating to the mortgage formalisation within the applicable scope.

Mortgage item Treatment indicated by the Bank of España What to check
Valuation The borrower is responsible for this cost. Valuation company fee and engagement terms.
Mortgage notary fees The lender covers the corresponding cost. Not to be confused with the costs of the property purchase deed.
Mortgage registration The lender covers the corresponding cost. Distinguish between registering the loan and registering the acquisition.
Mortgage taxes The lender covers the corresponding cost under the applicable framework. Not to be confused with ITP/IVA/AJD arising from purchasing the property.
Mortgage administrative services The lender covers the corresponding cost. Other services contracted by the buyer may differ.
Bank charges These depend on the product and on the applicable legal and contractual terms. Review the FEIN, contract and the lender's documentation.
The purchase and the mortgage are two related but distinct budgets

The fact that the bank covers certain loan formalisation costs does not mean it covers the taxes or costs associated with acquiring the property.

The specialist guide to mortgage costs at España should be used for the full financial breakdown.

Verifiable example

How to prepare the budget for a property priced at 300.000 € without making up an overall percentage

Price: 300.000 €

The calculation changes radically depending on whether the property is new or usada and where it is located.

  • If it is a new property in the common IVA territory: Standard IVA on residential property = 30.000 € on a price of 300.000 €, before adding AJD and other applicable costs.
  • If it is a usada property: the tax cannot be calculated responsibly without knowing the autonomous community or tax jurisdiction, the applicable rate, and any potential reliefs and the relevant taxable base.
  • Then: add the applicable notary and Land Registry fees and any professional services engaged.
  • If there is a mortgage: add the costs payable by the borrower, particularly the valuation and any fees applicable to the product.
Why we do not publish “purchase = price + 10%, 12% or 15%”

A generic percentage may be excessive for one transaction and insufficient for another. The budget should follow: property → jurisdiction → tax → taxable base → financing → services engaged.

Foreign or non-resident buyer

Being a foreign buyer does not automatically make the purchase subject to a different acquisition tax

To calculate the upfront cost, what matters most is the nature of the transfer, the property and the tax jurisdiction. However, an international buyer may incur additional operational costs related to documentation, representation, transfers or financing.

  • Obtaining or arranging the NIE where necessary.
  • Power of attorney if you cannot attend in person.
  • Translations or an interpreter where required.
  • International transfers and possible currency conversion.
  • Valuation and financing costs if applying for a mortgage.

See the guide to buying a property in España as a foreign or non-resident buyer .

Non-resident seller: do not confuse withholding tax with an additional expense

Where purchaser withholding tax applies to a purchase from a non-resident seller, the buyer withholds part of the seller's consideration and pays it to the AEAT. It should not automatically be treated as an additional surcharge on the price paid by the buyer.

Checklist before reserving

The eight questions you need to calculate the true cost

01

New build or usada?

Defines the first tax route for the purchase.

02

Where is it located?

Identify the autonomous community, chartered territory or special regime.

03

What is the tax base?

Check the price, consideration and reference value where applicable.

04

Is there a tax reduction?

Officially verify whether the buyer or property qualifies for any specific tax regime.

05

Is there a mortgage?

Separate financing costs from the costs of acquiring the property.

06

Which professionals are involved?

Include only the services engaged and their actual fees.

07

In-person signing?

If not, you may need to budget for representation and power of attorney.

08

Which currency?

If the funds come from another currency, review conversion costs and risk.

Common mistakes

What can make the purchase budget inaccurate

01

Using a generic percentage

España does not have a single nationwide ITP or AJD rate that applies to all properties and buyers.

02

Applying IVA to a resale

The AEAT distinguishes the sale of a usada property from the purchase of a new-build property.

03

Ignoring the reference value

It may affect the ITP/AJD taxable base when applicable.

04

Passing all mortgage costs on to the buyer

Bank of España establishes a specific allocation within the current mortgage lending framework.

05

Overlooking variable costs

Translation, representation, transfer, advice or valuation fees may be relevant.

06

Confusing purchase costs with annual costs

IBI, community fees, insurance and property taxes belong to the ongoing ownership budget.

Official sources

Data used to prepare this guide

Sources revisadas on 8 August 2026. Regional rates must be verified with the relevant tax authority before finalising a specific budget.

Tax Agency VAT or ITP when buying a property? Official source for distinguishing between new and usada homes and verifying the standard VAT applicable to homes in VAT territory. Directorate-General for the Cadastre Reference value Explains its use in the tax base for ITP and AJD and how it differs from the cadastral value. BOE Royal Decree 1426/1989 — Notaries’ Fee Schedule Official regulation used for notarial fee items. BOE Royal Decree 1427/1989 — Registrars’ Fee Schedule Official framework for Land Registry fees. BOE Civil Code — Article 1455 General rule on deed execution costs, the first copy and agreements between seller and buyer. General Council of Notaries Homes and real estate Institutional information on purchase and sale costs, deed, Registry, taxes and administrative processing fees. Banco de España Taking out a mortgage Allocation of mortgage costs between borrower and lender. Tax Agency Withholding tax when purchasing from a non-resident seller Helps distinguish this buyer’s obligation from an additional cost on the purchase price.

Related guides

Focus only on the cost you need to calculate

This page provides a complete overview of the budget. Taxes, ITP, IVA/AJD and financing have separate URLs to avoid duplication and keyword cannibalisation.

How to buy a home in España The full process, from budgeting and reservation through to the deed and Land Registry. Taxes when buying a property in España Tax routing between resale properties, new builds and autonomous communities. ITP on resale properties Basis, jurisdiction and rules applicable to usadas transfers. VAT and AJD on new-build properties Specific taxation for new-build home purchases. New build or resale property Compare taxation, guarantees, payments, risks and process. The notary in a property purchase What is checked, what is formalised and what happens after the deed is signed.

Budget before committing

Request a breakdown tailored to the property and location, rather than a generic percentage.

For a specific purchase, the relevant professional needs to know where the property is located, whether it is new or usada, who is buying, whether there will be a mortgage and which services are required. Relevance by location and specialisation should take precedence over any commercial priority within the directory.

Frequently asked questions

Costs of buying a home in España

There is no single national percentage that is correct for every purchase. You need to calculate the applicable tax, notary and Land Registry fees, contracted professional services and, if financing is involved, the mortgage costs payable by the borrower.

The AEAT states that buying a usada property means the buyer must pay the Transfer Tax (Impuesto sobre Transmisiones Patrimoniales Onerosas). The tax is paid to the tax authority corresponding to the location where the property is situated, and the specific rules must be checked in that jurisdiction.

In the VAT territory, the Spanish Tax Agency currently sets a general rate of 10% for the sale of homes, with specific rules for certain cases. Canarias, Ceuta and Melilla require verification of their territorial indirect tax regime.

No. The applicable rate, potential reductions, conditions and other factors may depend on the autonomous community, foral territory or applicable regime. A rate from one region should never be automatically applied to another.

Not necessarily. The Catastro explains that the reference value may determine the taxable base for ITP and AJD. Where the declared value, price or consideration is higher, the relevant rules apply to the higher amount.

There is no simple percentage tarifa applicable to all transactions. Notarial fees are calculated in accordance with the tariff approved by Royal Decree 1426/1989 and depend on the items and actions involved in the specific deed.

Land Registry fees are subject to the tariff approved by Royal Decree 1427/1989. The final amount depends on the title and the registration actions required.

Banco de España explains that the borrower pays for the valuation, while the bank covers the costs of the notary, Land Registry, taxes and administrative fees related to mortgage formalisation within the applicable framework. Other costs or fees should be reviewed in the specific loan documentation.

If you hire legal advice to review the transaction, you should include those fees in your budget. This is a separate professional service from taxes, notary and Land Registry fees, and its cost depends on the services engaged.

It should not automatically be treated as an additional cost for the buyer. Where applicable, the AEAT requires the buyer to withhold and pay 3% of the agreed consideration as an advance payment towards the non-resident seller's tax.

Notice: This content is for informational purposes and does not replace personalised tax, legal, financial, mortgage, technical or notarial advice. Taxes and costs may vary depending on the autonomous community, foral territory, municipality, property type, buyer, financing and the characteristics of the transaction. Before signing or transferring funds, check the applicable regulations and official sources for your specific case.

Actualidad inmobiliaria

Últimas publicaciones

Información práctica para agentes, agencias, compradores, vendedores e inversores del mercado inmobiliario español.