What buying a home in Spain really costs beyond the price

Terms used

• ITP — The ITP is the regional transfer tax you pay when buying a resale home.
• IVA — The IVA is Spain's value-added tax, 10% on most new-build homes.
• AJD — The AJD is a regional stamp duty charged on the deed of a new-build purchase.
• IGIC — The IGIC is the Canary Islands' own indirect tax, replacing IVA there.
• Gestoría — A gestoría is an administrative firm that files tax returns and handles registration paperwork for you.
• NIE — The NIE is the identification number Spain gives to foreigners for tax and legal matters.
• Tasación — The tasación is the property valuation a mortgage lender requires, paid by the buyer.

Key rules

• Closing budget: Plan for roughly 10-15% on top of the price.
• Resale tax: You pay ITP, set by your region, instead of IVA.
• New-build tax: You pay 10% IVA in most of Spain plus regional AJD.
• Quotes: Get written quotes from the gestoría and lawyer, since their fees are negotiable.

How much extra should you budget?

Plan for closing costs of about 10-15% on top of the price. The exact figure depends on the region and on whether the home is a resale or a new build. Tax is the biggest part. Regulated fees and professional costs make up the rest.

Tax: the biggest cost

Resale home. You pay ITP, a transfer tax set by each region. Rates run from about 4% in the Basque Country to 10% in Catalonia, Valencia and Cantabria. Madrid and Navarra are about 6%, Andalusia about 7%, and many regions 8% or 9%. Some regions charge more on higher values, and some give reduced rates to young buyers or large families.

New build. You pay IVA of 10% in most of Spain, plus AJD, a stamp duty set by each region. AJD runs from about 0.5% to 1.5%. Madrid is about 0.75%, Andalusia about 1.2%, and Catalonia and Valencia about 1.5%.

Different regimes. The Canary Islands, the Basque Country, Navarre, Ceuta and Melilla have their own systems. In the Canary Islands the tax is IGIC at 7%. Check the exact tax with the regional tax office before you budget.

Fees you cannot negotiate

These follow regulated scales, so they hardly vary between firms.

• Notary: roughly 400 to 700 euros for a home of 150,000 to 300,000 euros, including copies. Expect about 800 to 1,200 euros for higher-priced homes. A mortgage deed is charged separately.
• Land Registry: roughly 300 to 500 euros for a 150,000 to 300,000 euro home, and perhaps 600 to 900 euros for higher prices. Registering a mortgage is charged separately.

Together with the gestoría, these fees usually come to about 1% to 2% of the price.

Professional costs you can compare

• Gestoría: a gestoría files the tax return and handles the registration, usually for a flat fee. Fees vary by firm and city. Foreign buyers sometimes pay more if the gestoría also handles the NIE and translations. Ask several firms for a written quote that lists what is included.
• Lawyer: typically 1% to 1.5% of the price plus VAT, often with a minimum fee. Negotiate it and get it in writing.
• Estate agent: on a resale the seller usually pays. In some tourist areas the buyer pays a commission. Ask before you view. New builds are normally sold by the developer with no buyer commission.
• Sworn translator: a traductor jurado charges per page or per word, depending on the language and document.
• Valuation: if you take a mortgage, you pay for the tasación.

Typical totals

A resale usually adds about 8% to 13%. A new build usually adds about 11% to 14%. Add a lawyer and translations and you reach the top of the 10-15% range. Use the calculator below for your own numbers, and the checklist so nothing is missed.

What to do

2. Look up that region's current ITP or AJD rate and any reduced rate you qualify for.
3. Collect written quotes from a gestoría and a lawyer.
4. Add a cushion for anything unexpected.

Choosing between options

Which cost range should you plan your closing budget around?

• Resale home: You buy from a private seller. Plan for about 8% to 13% on top of the price, mostly transfer tax (ITP) of roughly 6% to 10% set by your region, plus notary, registry and gestoría fees of about 1% to 2%.

• New build: You buy from a developer. Plan for about 11% to 14% on top of the price: VAT, stamp duty (AJD) of about 0.5% to 1.5% by region, plus the same fees.

• Canary Islands, Basque Country, Navarre, Ceuta or Melilla: You buy in one of these places. They have different tax regimes, so work out the figures with the regional tax office instead of using the general ranges.

Pick the option that matches the type of home and its region, then use the top of that range for a safe budget.

Every cost to include in your purchase budget

• Set aside the reservation deposit, usually a few thousand euros, to take the property off the market.

• Budget the arras, usually 10% of the price, due when you sign the private contract before the notary deed.

• Check which type of arras your contract states, because it decides whether you lose the deposit or can enforce the sale.

• Add the purchase tax: ITP on a resale, or VAT plus AJD on a new build.

• Add the notary fees for the purchase deed, including your copies.

• Add the Land Registry fees for registering your purchase.

• Add the property valuation (tasación) if you take a mortgage, since you pay it.

• Confirm in your mortgage offer that the bank pays the mortgage deed's notary, registry and gestoría fees and the AJD.

• Ask for a written lawyer quote, commonly 1% to 1.5% of the price plus VAT, and add it.

• Ask the agent whether you owe a commission; on most resales the seller pays it, but in some tourist areas the buyer does.

• Get quotes from a sworn translator (traductor jurado) for any documents that need translating, and add the cost.

• Check the contract says who pays the municipal plusvalía on a resale, and add it if it is you.

• For a new build, list each staged payment during construction and add the 10% VAT charged on each.

Estimate your total purchase cost

Work it out

What you enter

• Price of the resale home, in euros (enter 0 for a new build) (EUR): The agreed price in the listing, reservation or arras contract.
• Price of the new-build home from a developer, in euros (enter 0 for a resale) (EUR): The price in the developer's reservation or purchase contract, before VAT.
• Your region's ITP rate for resale homes, in percent (%): Your region's tax agency website or your gestoría.
• Your region's AJD rate for new-build deeds, in percent (%): Your region's tax agency website or your gestoría.
• Notary fees for the purchase deed, in euros (EUR): A quote from the notary's office; typical is 400 to 700 euros for a 150,000 to 300,000 euro home.
• Land Registry fees for registering the purchase, in euros (EUR): A quote from your gestoría or lawyer; typical is 300 to 500 euros for a 150,000 to 300,000 euro home.
• Mortgage valuation (tasación), in euros (enter 0 if no mortgage) (EUR): The valuation company's quote, arranged through your bank.
• Lawyer's fee including VAT, in euros (enter 0 if none) (EUR): The lawyer's written quote; commonly 1% to 1.5% of the price plus VAT.

Figures used

• VAT (IVA) on a new home from a developer: 10 % (as of 2025)

Worked example (with Price of the resale home, in euros (enter 0 for a new build) 250,000 EUR, Price of the new-build home from a developer, in euros (enter 0 for a resale) 0 EUR, Your region's ITP rate for resale homes, in percent 8 %, Your region's AJD rate for new-build deeds, in percent 1.5 %, Notary fees for the purchase deed, in euros 600 EUR, Land Registry fees for registering the purchase, in euros 400 EUR, Mortgage valuation (tasación), in euros (enter 0 if no mortgage) 350 EUR, Lawyer's fee including VAT, in euros (enter 0 if none) 3,750 EUR)

When the sum misleads

• Add a sworn translation and a gestoría fee if you need them; get quotes for both.
• On a resale the seller normally pays the municipal plusvalía, and the agent's commission is normally paid by the seller. Add either only if your contract says you pay.
• Some regions have reduced rates for young people or large families, so enter the reduced rate if you qualify.

Frequently asked questions

How much does a lawyer cost when buying a home in Spain?

A lawyer commonly charges around 1% to 1.5% of the price plus VAT, often with a minimum fee. The exact percentage depends on the lawyer and how complex the purchase is. Ask several lawyers for a written quote.

Does the buyer pay the estate agent's commission?

Usually no, because the seller normally pays the agent on a resale in most of Spain. In some tourist areas the buyer pays a commission, so ask before you view.

How much do notary fees cost for a home of 150,000 to 300,000 euros?

Notary fees for the purchase deed usually come to roughly 400 to 700 euros for a home of 150,000 to 300,000 euros.

Do foreign buyers pay more to a gestoría?

Sometimes yes, if the gestoría also handles your NIE (foreigner ID number) and translations. Fees are often a flat amount that varies by firm and city. Ask for a written quote listing the included services.