ITP (Impuesto sobre Transmisiones Patrimoniales)
ITP is the transfer tax on resale property purchases in Spain. Unlike most countries, the rate is set by each autonomous community — and it varies dramatically.
The cheapest regions charge 6% (Madrid, Navarra). The most expensive reach 13% (Catalonia’s top bracket for properties above €1.5 million). Most regions fall in the 7–10% range.
For a mid-market €250,000 property:
- Madrid (6%): €15,000
- Andalusia (7%): €17,500
- Valencia (9%): €22,500
- Catalonia (10%): €25,000
That’s roughly a €10,500 difference between Madrid and Valencia — on the same property value.
For a detailed breakdown of every region’s rate, see our ITP by region guide.
Important: ITP applies to resale properties only. New-build properties pay IVA (10%) plus AJD (Stamp Duty on Documented Legal Acts, 0.5–1.5%) instead. This calculator and guide cover resale properties.
Closing costs
On top of ITP, you’ll pay several legal and administrative fees:
Notary fees (Notaría) — the notary certifies the deed of sale (escritura pública). Fees are regulated by law and scale with property value. Expect ~0.3–0.5% of the purchase price (€600–€1,500 on a typical property).
Land Registry (Registro de la Propiedad) — registering the property transfer. Also regulated. Typically ~0.2% (€400–€1,000).
Gestoría — an administrative agent who handles your tax filings, registration paperwork, and coordination between notary, registry, and tax office. Not legally required but widely used, especially by foreign buyers. Typically €300–€600.
Lawyer (Abogado) — independent legal advice for the buyer. Handles contract review, due diligence (nota simple, debt checks, planning verification), and represents your interests. Strongly recommended — typically 1% of the purchase price + 21% IVA, minimum around €1,500.
Property valuation (Tasación) — required by the bank if you’re taking a mortgage. Typically €250–€600.
Mortgage note: Under the 2019 Spanish Mortgage Act, mortgage-related costs (mortgage deed notary fees, land registry inscription of the mortgage, and AJD on the mortgage) are paid by the bank, not the buyer. This is a meaningful saving compared to countries where the buyer pays all bond registration costs.
Ongoing costs
Once you own the property, these are the recurring annual expenses:
IBI (Impuesto sobre Bienes Inmuebles) — the annual municipal property tax. Calculated as 0.4–1.1% of the cadastral value (which is typically 40–60% of market value). For a mid-market property, expect €400–€1,000/year.
Basura (Waste Collection) — municipal waste collection fee. Typically €50–€200/year depending on location and property size.
Home Insurance (Seguro del Hogar) — annual buildings insurance. Typically €200–€500/year. Required by mortgage lenders.
Maintenance & Repairs — budget at least 1% of the property value per year for ongoing upkeep.
If you’re buying an apartment (piso), you’ll also pay:
Community fees (Gastos de Comunidad) — monthly fees for shared building expenses: maintenance, cleaning, lifts, building insurance, pools, gardens. Typically €50–€300/month. Luxury urbanisations with pools and extensive grounds can exceed €300/month.
Capital gains tax
Spain taxes property capital gains using progressive brackets applied to the gain amount (classified as “savings income”):
| Gain amount | Rate |
|---|---|
| First €6,000 | 19% |
| €6,001 – €50,000 | 21% |
| €50,001 – €200,000 | 23% |
| €200,001 – €300,000 | 27% |
| Above €300,000 | 30% |
These are progressive — you only pay the higher rate on the portion within each bracket. A €100,000 gain would be taxed at an effective rate of about 21.9%.
Non-residents (IRNR): gains are taxed at 19% if you qualify as resident for tax purposes in the EU/EEA, Iceland, Norway, or Liechtenstein (with information-exchange rules in the law); 24% applies to taxpayers outside those jurisdictions (effective from July 2021). The calculator lets you choose which case applies — do not rely on headlines that treat all foreigners as taxed at one rate.
The buyer typically withholds 3% of the sale price as an advance IRNR/CGT payment; the seller reconciles any difference through the AEAT non-resident tax forms (professional advice recommended — the calculator models the indicative tax liability, not withholding timing or refunds).
Primary residence exemption: If the property was your main home (vivienda habitual), the gain is fully exempt if you reinvest the proceeds in another primary residence within 2 years. Sellers over 65 also get a full exemption on their primary residence.
Plusvalía Municipal — an additional local tax on the increase in land value, payable on sale. The amount depends on the cadastral land value, years held, and municipal rate. Typical range: €500–€3,000 for a mid-market property held 5–10 years. Exempt if sold at a loss.
What does this mean in practice?
For a €250,000 resale apartment in Andalusia (7% ITP), bought with a mortgage:
| Cost | Amount |
|---|---|
| ITP (7%) | €17,500 |
| Notary | ~€1,000 |
| Land Registry | ~€500 |
| Gestoría | ~€400 |
| Lawyer | ~€2,500 |
| Property valuation | ~€400 |
| Total upfront (excl. deposit) | ~€22,300 (~8.9%) |
For the same property in Catalonia (10% ITP), total upfront costs would be approximately €29,800 (~11.9%) — that’s €7,500 more, driven entirely by the higher ITP rate.
Annual ongoing costs would typically run €2,500–€4,000 depending on municipality and whether you have community fees.
Calculate your exact costs
Our free calculator models ITP for all 17 Spanish regions — select your autonomous community from the Region dropdown for the accurate rate. It also calculates closing costs, ongoing expenses, mortgage payments, and a full 10-year investment projection with progressive capital gains tax.