ExpatExplained Spain

Expat Explained · estimate printed · · not tax or legal advice

Buying a home · 2026 figures

Property purchase costs

The price is only the start. See the taxes and fees you'll pay on top, how much cash you'll need, and how much it changes from one region to the next.

Is it…
Do any of these apply to you? Reduced rates for buying your main home. Most are for younger buyers, large families or people with a disability, with price or income limits. If none fit, leave “None of these”.
Lawyer, valuation, translations, agency fees… Ask for written quotes; these aren't set by law.
Deposit20%
Banks usually lend up to 80% to residents, often less to non-residents.
On top of the price, you'll pay
€19,924
6.2%of the price
€19,200tax
€83,924cash upfront
Tax Stamp duty (AJD) Notary & registry
Same home, every region Total costs at the general rates, cheapest first, with the difference from yours. Tap a region to switch to it.
Line by line

What to do next

  1. Finding a property

    Where to look, how estate agents work, the checks before you pay a deposit and what happens at the notary.

    Guide: finding and buying a property →

  2. Get your NIE and a Spanish bank account

    You need a foreigner identity number (NIE) to buy, and the purchase is normally paid through a Spanish account.

    Guide: getting your NIE →

  3. Need a mortgage?

    See your monthly payment, the total interest and the cash you need upfront, with these buying costs included.

    Mortgage calculator →

  4. Use an independent lawyer

    Before you pay a deposit, have a lawyer who works for you (not the agent) check the title, debts and planning status. Ask them for a written quote.

  5. Check the property register

    A land registry extract (nota simple) shows the owner and any mortgages or charges on the property.

    Registradores de España

  6. Sign at the notary

    The deed is signed in front of a notary, and the transfer tax or VAT is paid after signing.

    Consejo General del Notariado

What you pay when you buy

Second-hand homes pay transfer tax (Impuesto sobre Transmisiones Patrimoniales, ITP). Each region sets its own rate: from 6% up to 13% on the most expensive homes.

New homes bought from a developer pay VAT (IVA) at 10% instead, or IGIC at 7% in the Canary Islands, plus stamp duty (Actos Jurídicos Documentados, AJD) on the deed.

On top of that come the notary and the land registry, whose fees are set by law on a sliding scale, plus VAT on those fees.

Who pays the mortgage costs?

Since 2019, the bank pays the stamp duty, notary, registry and gestoría for the mortgage itself. You pay for the property valuation (tasación) and any copies you ask for.

Is the tax based on what I pay?

It's based on the higher of the price and the property's official reference value (valor de referencia) from the Catastro. If your price is below that value, the tax will be higher than shown here.

What isn't included?

Copies of the deed, an agent or lawyer, a gestoría, the valuation and the plusvalía municipal tax (normally paid by the seller). Larger estate agency and legal fees are worth budgeting for separately.

Sources

Regional rates as published by the Ministerio de Hacienda in its 2026 review of regional taxes, checked against each region's consolidated law in the BOE. Last checked 16 October 2026. This is an estimate, not advice; reliefs have conditions that a gestor or lawyer should confirm.

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