Authored by the expert who managed and guided the team behind the Spain Property Pack
Everything you need to know before buying real estate is included in our Spain Property Pack
If you are a foreigner thinking about buying a property in Spain, you are probably wondering how much extra money you will need beyond the purchase price.
This guide breaks down all the taxes, fees, and costs you will face as a foreign buyer in Spain in 2026, so you can budget properly and avoid surprises.
We constantly update this blog post to reflect the latest rules and market conditions in Spain.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Spain.
Overall, how much extra should I budget on top of the purchase price in Spain in 2026?
How much are total buyer closing costs in Spain in 2026?
As of early 2026, most foreign buyers in Spain should expect to pay between 9% and 15% of the purchase price in total closing costs, which for a 300,000 euro property means roughly 27,000 to 45,000 euros (about 29,000 to 49,000 USD or 25,000 to 42,000 EUR equivalent).
If you keep expenses to the absolute legal minimum and buy a resale property in a low-tax region, you might get away with around 8% in closing costs, which would be about 24,000 euros on a 300,000 euro home (roughly 26,000 USD).
On the high end, if you buy a new-build property in a higher-tax region and use full legal support, your closing costs could reach 15% to 16%, meaning up to 48,000 euros on that same 300,000 euro property (around 52,000 USD).
The main factors that push you toward the low or high end in Spain include whether you are buying a new-build (which triggers VAT plus stamp duty) versus a resale (which only triggers transfer tax), which autonomous community the property is located in since each region sets its own tax rates, and how much professional help you choose to hire.
What's the usual total % of fees and taxes over the purchase price in Spain?
For a typical residential property purchase in Spain, the usual total percentage of fees and taxes runs between 9% and 15% of the purchase price, depending heavily on whether you buy new or resale.
The realistic range that covers most standard transactions in Spain is 9% to 12% for resale properties (where transfer tax dominates) and 12% to 15% for new-build properties (where VAT plus stamp duty apply).
Out of that total, government taxes typically account for the largest share, often 6% to 13% depending on region and property type, while professional service fees like notary, registry, and lawyer costs usually add another 1.5% to 3%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Spain.
What costs are always mandatory when buying in Spain in 2026?
As of early 2026, the mandatory costs when buying property in Spain include purchase tax (either ITP for resale or VAT plus AJD for new-build), notary fees for the deed, and Land Registry fees to register your ownership.
Beyond the mandatory costs, it is highly recommended for foreign buyers in Spain to hire an independent conveyancing lawyer (typically around 1% plus VAT) to check for debts, urban planning issues, and contract terms, as well as translation services if you do not read Spanish legal documents confidently.
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What taxes do I pay when buying a property in Spain in 2026?
What is the property transfer tax rate in Spain in 2026?
As of early 2026, the property transfer tax (ITP) rate in Spain for resale homes ranges from about 6% to 13% of the purchase price, depending on which autonomous community the property is located in.
There are no extra transfer taxes specifically for foreigners in Spain, so you pay the same ITP or VAT rates as Spanish buyers, though you will likely face additional professional costs for translations, powers of attorney, and non-resident tax filings.
Buyers pay VAT (IVA) instead of ITP when purchasing a new-build property directly from a developer in Spain, with the standard residential rate being 10% (or 4% for certain protected housing).
Stamp duty (AJD) in Spain is paid mainly on new-build purchases alongside VAT, with rates varying by autonomous community, typically ranging from 0.5% to 1.5% of the deed value.
Are there tax exemptions or reduced rates for first-time buyers in Spain?
Spain does not have a single nationwide first-time buyer tax exemption, but many autonomous communities offer reduced ITP or AJD rates for young buyers, large families, people with disabilities, or those purchasing protected housing (VPO).
If you buy property through a company instead of as an individual in Spain, the tax treatment can change significantly and may trigger additional anti-avoidance scrutiny, plus you should expect higher advisory costs for proper structuring.
Yes, there is a major tax difference between new-build and resale in Spain: new-builds typically incur 10% VAT plus regional AJD stamp duty, while resales incur only ITP transfer tax at rates set by each autonomous community.
To qualify for reduced rates in Spain, you typically need to provide documentation proving your age, family status, disability certificate, or protected housing designation, with specific requirements varying by region.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Spain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which professional fees will I pay as a buyer in Spain in 2026?
How much does a notary or conveyancing lawyer cost in Spain in 2026?
As of early 2026, notary fees in Spain for a typical residential purchase run between 0.2% and 0.6% of the property price, which on a 300,000 euro home means roughly 600 to 1,800 euros (about 650 to 1,950 USD), while Land Registry fees add another 0.1% to 0.4%, or roughly 300 to 1,200 euros.
Notary and registry fees in Spain are based on regulated government tariffs rather than free-market pricing, so they follow a set scale that depends on property value and deed complexity.
Translation and interpreter services for foreign buyers in Spain typically cost between 300 and 1,200 euros (roughly 325 to 1,300 USD), depending on the volume of documents and whether you need live interpreting at the notary signing.
If you will be a non-resident property owner in Spain, you will likely need a tax advisor (gestor) to handle annual filings like Modelo 210, which typically costs between 150 and 500 euros per year (roughly 160 to 540 USD) for straightforward situations.
We have a whole part dedicated to these topics in our our real estate pack about Spain.
What's the typical real estate agent fee in Spain in 2026?
As of early 2026, the typical real estate agent fee in Spain ranges from 3% to 5% of the sale price plus VAT, which on a 300,000 euro property would mean roughly 9,000 to 15,000 euros (about 9,750 to 16,250 USD).
In most parts of Spain, the seller traditionally pays the real estate agent fee, though in some markets and with certain buyer's agent arrangements, the buyer may pay part or share the cost through the final pricing.
The realistic range for agent fees in Spain runs from about 3% on the low end in competitive or higher-value markets to 5% or more on smaller transactions or in areas with less competition.
How much do legal checks cost (title, liens, permits) in Spain?
Legal checks in Spain, including title search, liens verification, and permits review, typically cost between 300 and 1,500 euros (roughly 325 to 1,625 USD), depending on property complexity and whether these are bundled into your lawyer's conveyancing package or charged separately.
If you need a mortgage in Spain, the property valuation (tasación) fee typically costs between 300 and 700 euros (roughly 325 to 760 USD), depending on property value and location.
The most critical legal check in Spain that you should never skip is verifying there are no outstanding debts, charges, or urban planning violations attached to the property, which a good conveyancing lawyer will confirm through registry and municipal searches.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Spain.
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What hidden or surprise costs should I watch for in Spain right now?
What are the most common unexpected fees buyers discover in Spain?
The most common unexpected fees buyers discover in Spain include taxes calculated on the cadastral "valor de referencia" (which can be higher than your negotiated price), outstanding community fees or building debts, utility connection charges, and tourist rental licensing costs if you plan to rent short-term.
Yes, there can be property-linked debts you could inherit in Spain, such as unpaid community fees or local municipal charges, which is exactly why proper due diligence with a lawyer matters before you close.
Scams with fake listings and fake fees do exist in Spain, particularly deposit requests before proper verification, so you should never transfer money without confirming the seller's identity, ownership, and having a proper paper trail.
The fee that is usually not disclosed upfront in Spain is the potential tax increase when the cadastral reference value exceeds your agreed purchase price, because your taxes get calculated on whichever figure is higher.
In our property pack covering the property buying process in Spain, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Spain?
If you buy a property with a tenant in Spain, you can expect extra costs of roughly 300 to 1,000 euros (about 325 to 1,080 USD) for contract review, translation, and potentially additional legal advice to understand your inherited obligations.
When you purchase a tenanted property in Spain, you legally inherit the existing lease agreement and must honor its terms, including the rent amount and duration, until the contract legally ends.
Terminating an existing lease immediately after purchase in Spain is generally not possible unless the contract specifically allows it or unless you meet strict legal conditions, such as needing the property for personal use after certain waiting periods.
A sitting tenant in Spain typically reduces the property's market value or gives you negotiating power, often by 10% to 20% depending on the lease terms and how long until vacancy, because many buyers prefer empty possession.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Spain.
We have made this infographic to give you a quick and clear snapshot of the property market in Spain. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Spain?
Which closing costs are negotiable in Spain right now?
The closing costs that are negotiable in Spain include your lawyer's fee structure (whether flat rate or percentage), the real estate agent's commission allocation, and who covers minor post-closing administrative items.
The closing costs that are fixed by law and cannot be negotiated in Spain include ITP, VAT, and AJD taxes (set by law), plus notary and Land Registry fees (based on regulated government tariffs).
On the negotiable fees in Spain, buyers can realistically expect to achieve discounts of 10% to 20% on lawyer fees through comparison shopping, and sometimes shift part of the agency fee to the seller through price negotiation.
Can I ask the seller to cover some closing costs in Spain?
In Spain, the likelihood of a seller agreeing to cover some closing costs is moderate, but most statutory buyer taxes like ITP or VAT are difficult to shift because the law defines who must pay them.
The specific costs sellers in Spain are most commonly willing to cover include a portion of the agency fee (if they hired the agent), minor repair costs, or certain administrative certificates, rather than the actual taxes.
Sellers in Spain are more likely to accept covering some costs in buyer-friendly market conditions, such as when properties have been listed for a long time, need renovations, or when overall demand is soft.
Is price bargaining common in Spain in 2026?
As of early 2026, price bargaining is common and expected in most property transactions in Spain, with buyers typically negotiating discounts between 3% and 7% below the asking price on standard properties.
Depending on property condition and market factors in Spain, buyers can sometimes negotiate 8% to 12% off the asking price for overpriced homes, those needing renovations, or properties that have sat on the market for a long time, while prime turnkey homes in high-demand areas like central Madrid or Barcelona may only see 0% to 3% discounts.
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What monthly, quarterly or annual costs will I pay as an owner in Spain?
What's the realistic monthly owner budget in Spain right now?
For a typical residential property in Spain, a realistic monthly owner budget runs between 150 and 450 euros for an apartment (roughly 160 to 490 USD) or 200 to 600 euros for a house (roughly 215 to 650 USD), excluding any mortgage payments.
The main recurring expense categories that make up this monthly budget in Spain include community fees (for apartments), utilities like electricity and water, home insurance, and a maintenance reserve for repairs.
The realistic low-to-high range for monthly owner costs in Spain depends heavily on property type: a small apartment in a modest building might cost 150 euros per month, while a larger house or luxury apartment with pool and gardens could reach 600 euros or more.
The monthly cost that tends to vary the most in Spain is community fees, because they depend on the building's amenities (elevator, pool, gardens, doorman) and how well the community manages its finances.
You can see how this budget affect your gross and rental yields in Spain here.
What is the annual property tax amount in Spain in 2026?
As of early 2026, the annual property tax (IBI) in Spain typically ranges from 0.4% to 1.1% of the property's cadastral value, which for a home with a 100,000 euro cadastral value would mean roughly 400 to 1,100 euros per year (about 430 to 1,190 USD).
The realistic low-to-high range for annual IBI property tax in Spain depends on both the cadastral value and the municipal rate, so a modest apartment might pay 300 to 500 euros annually while a larger or better-located property could pay 1,000 euros or more.
Property tax in Spain is calculated based on the cadastral value (a government-assigned value usually well below market price) multiplied by the local municipal rate, which varies from town to town.
Some exemptions or reductions to IBI exist in Spain for certain categories like protected heritage buildings, properties in specific urban renewal zones, or large families, though these vary by municipality.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Spain. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
If I rent it out, what extra taxes and fees apply in Spain in 2026?
What tax rate applies to rental income in Spain in 2026?
As of early 2026, non-resident property owners in Spain pay rental income tax at a flat rate of 19% if they are EU or EEA residents, or 24% if they are from other countries.
Whether landlords can deduct expenses from rental income in Spain depends heavily on residency: EU/EEA non-residents can generally deduct property-related expenses like repairs, insurance, and community fees, while non-EU non-residents typically cannot deduct expenses and pay tax on gross rental income.
After deductions, the realistic effective tax rate for EU/EEA landlords in Spain often falls to around 10% to 15% of gross rental income, while non-EU landlords face the full 24% on gross income.
Yes, foreign property owners in Spain pay a different rental income tax rate than residents, with the non-resident flat rates (19% or 24%) applying instead of Spain's progressive income tax brackets that residents use.
Do I pay tax on short-term rentals in Spain in 2026?
As of early 2026, short-term rental income in Spain is fully taxable under the same non-resident income tax (IRNR) framework, meaning you pay 19% (EU/EEA) or 24% (other countries) on your rental earnings.
Short-term rental income in Spain is taxed at the same rates as long-term rental income, but short-term rentals often come with higher practical costs like local licensing requirements, safety upgrades, and property management fees that can significantly affect your net returns.
If you want to see more analysis on short-term rentals in Spain, our Spain Property Pack includes a detailed section on rental strategies and regulations.
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If I sell later, what taxes and fees will I pay in Spain in 2026?
What's the total cost of selling as a % of price in Spain in 2026?
As of early 2026, the total cost of selling a property in Spain typically runs between 5% and 10% of the sale price, excluding any mortgage early repayment fees.
The realistic low-to-high percentage range for total selling costs in Spain is 5% for straightforward sales with minimal gains, up to 10% or more for sales with significant capital gains and full agent representation.
The specific cost categories that make up selling expenses in Spain include real estate agent commission (often 3% to 5%), capital gains tax on any profit, plusvalia municipal (local land value tax), and legal or administrative fees.
The single largest contributor to selling expenses in Spain is usually either the agent commission (if you use one) or the capital gains tax (if you have made a significant profit on the property).
What capital gains tax applies when selling in Spain in 2026?
As of early 2026, non-resident individuals selling property in Spain pay capital gains tax at a flat rate of 19% (for EU/EEA residents) or 24% (for residents of other countries) on the profit from the sale.
Exemptions to capital gains tax in Spain exist for residents who reinvest in a new primary residence or for sellers over 65 selling their main home, but these exemptions typically do not apply to non-residents selling investment property.
Foreigners do not pay a higher capital gains rate than Spanish residents, but there is an important cash flow mechanism: when the seller is non-resident, the buyer must withhold 3% of the purchase price and pay it directly to the tax authority as an advance against the seller's capital gains liability.
Capital gains in Spain are calculated as the sale price minus the original purchase price, with adjustments allowed for documented improvement costs and certain acquisition expenses, and non-residents file this through Modelo 210.
We made this infographic to show you how property prices in Spain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Spain, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Spanish Tax Agency (AEAT) - VAT vs ITP | It's Spain's official tax authority explaining when these taxes apply. | We used it to separate the two big tax regimes (VAT for new-build, ITP for resale). We also used it to define when each tax applies to property purchases. |
| AEAT - IRNR Non-Resident Tax Rates | It's the official schedule of non-resident Spanish income tax rates. | We used it to estimate rental income and capital gains tax rates for non-residents. We also used it to distinguish EU/EEA (19%) versus other countries (24%). |
| Spanish Cadastre (Catastro) | It's the government's official portal for cadastral reference values. | We used it to explain how taxes can be assessed on the reference value rather than negotiated price. We also used it to warn buyers about potential surprise tax increases. |
| BOE - Notary Fee Tariff Law | The BOE is Spain's official publisher of consolidated legislation. | We used it to confirm notary fees are regulated tariffs, not arbitrary quotes. We then translated that into practical budgeting ranges for typical purchases. |
| BOE - Land Registry Fee Tariff Law | This is the official tariff framework for Property Registry fees. | We used it to justify Registry fees as regulated and predictable. We then converted that into budget ranges for buyers. |
| Comunidad de Madrid - ITP Information | Regions set many rates, and this is an official regional guidance page. | We used it to confirm resale purchases are handled under regional ITP rules. We also used it as an example of regional variability for buyers. |
| Junta de Andalucia - ITP/AJD Page | It's an official autonomous community tax page for that region. | We used it to reinforce that regions publish their own rates and reduced-rate cases. We also used it to justify presenting ranges rather than single percentages. |
| Madrid Municipal Tax Authority - IBI Rates | Property tax (IBI) is municipal, and this is a direct city reference. | We used it to show how IBI rates are set locally and vary by municipality. We then reflected that reality by budgeting IBI as a range. |
| Banco de Espana - Appraisal Firms | It's the central bank's supervisory reference for mortgage appraisals. | We used it to support that mortgage valuations rely on regulated appraisal firms. We then turned that into a realistic valuation fee budget line. |
| Idealista - Buyer Cost Summary | It's a major Spanish property portal with typical fee ranges. | We used it to check "typical" buyer-facing fee ranges seen in real transactions. We then verified our official-source-based ranges against practical buyer experience. |
| Kyero - Property Buying Costs Guide | It's an established international portal with consistent methodology. | We used it to cross-check notary, registry, and common buyer extras. We then kept our final estimates conservative to avoid surprises. |
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