Buying Costs
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Spain buying costs calculator, by region

In Spain the purchase tax depends on the region. Pick the region in the calculator, or open its own page. The calculator starts on Madrid with a 350,000 resale second home, buyer not tax-resident there who already owns a home.

In the local currency
Property
Purchase date 2 Nov 2026, official value
Rules in force on this day
Taxes use it when it is higher than the price

For Madrid, no rule depends on tax residence, owning another home, age or first-time buyer, so they are not asked.

On top of the price, Spain, Madrid

€25,665.78

Estimate range €23,615.78 to €28,015.78

Taxes€21,000
Fees, typical€4,665.78
All in€375,665.78
Tax set by lawTypical feeCould be up toNot confirmed yet, reason on the line

Taxes

€21,000

Fees, typical

€4,665.78

Read this before you budget

  • ITP and AJD are charged on the higher of the price and the cadastral reference value (valor de referencia).
  • Non-residents pay the same taxes as residents. The proposed 100% tax on non-EU buyers is not law.
  • No official value was given, so taxes were worked out on the price. If the official value is higher, the tax is higher.

Sources and checks

Rules in force on 2 Nov 2026: Spain from 1 Jan 2026 and Madrid (Comunidad de Madrid) from 1 Jan 2026. Next review due 31 Dec 2026.

Lines marked as estimates are typical market figures, not quotes. The total uses the typical figure; the range adds up the low and the high ends.

Spain, region by region

Resale, second home, at €350,000, bought on 2 November 2026. Each bar is the cost on top as a share of the price.

Spain, MadridResale, second home, €350,000 €25,665.78€23,615.78 to €28,015.78 7.3%of the price
Spain, CataloniaResale, €350,000 €39,665.78€37,615.78 to €42,015.78 11.3%of the price
Spain, Valencian CommunityResale, second home, €350,000 €36,165.78€34,115.78 to €38,515.78 10.3%of the price
Spain, AndalusiaResale, second home, €350,000 €29,165.78€27,115.78 to €31,515.78 8.3%of the price

Quick facts (2026): Madrid

Tax-resident buyer, €350,000 resale main home
€25,665.78 on top of the price (7.3%), of which taxes €21,000
The calculator's starting case
€25,665.78 on top (7.3%) for a 350,000 resale second home, buyer not tax-resident there who already owns a home
Fees
Typically €4,665.78, between €2,615.78 and €7,015.78. Estimates, not quotes.
Rules in force
Since 1 January 2026. Next review due 31 Dec 2026.
Sources
4 cited, last checked 2 Nov 2026.

Which taxes and fees apply, and when

The rules in force on 2 November 2026 for Spain as a whole, as the engine reads them. A line applies only when every condition under it holds.

Taxes

Fees

Notary

Fee, estimate

Applies to every purchase

An estimate: typically €900, from €600 to €1,500.

Set by a fee scale on the value (Real Decreto 1426/1989), plus pages, copies and 21% VAT, so shown as an estimate. By default the seller pays for the deed and the buyer for its first copy, unless the contract says otherwise (Código Civil art. 1455).

Source: Real Decreto 1426/1989, Arancel de los Notarios, BOE consolidated text, checked 2 Nov 2026, official source

Land registry (official fee scale)

Fee

Applies to every purchase

Charged in bands on the taxable value (the higher of the price and the official value): each slice is taxed at its own rate, then multiplied by 1.1495, at least €27.63, at most €2,507.83.

Bands
Slice of the valueRate on that slice
up to €6,010.120.4%
€6,010.12 to €30,050.610.175%
€30,050.61 to €60,101.210.125%
€60,101.21 to €150,253.030.075%
€150,253.03 to €601,012.100.03%
over €601,012.100.02%

The registration of the purchase on the registrars' official scale, with its 5% reduction and 21% VAT. Small extras (the filing entry, certificates) and a mortgage registration are not included.

Source: Real Decreto 1427/1989, Arancel de los Registradores, Anexo I Número 2 (inscriptions), BOE consolidated text, checked 2 Nov 2026, official source

Lawyer or gestoría (market rate)

Fee, estimate

Applies to every purchase

An estimate: typically 1% of the price (at least €1,200), from 0.5% of the price (at least €800) to 1.5% of the price (at least €2,000).

Each region at several prices

Total on top of the price for the calculator's starting case. Open a region's page for its full table.

Spain: second home, buyer not tax-resident, owns another home. Rules in force on 2 November 2026.
Region€150,000€250,000€350,000€500,000€750,000€1,000,000€1,500,000
Madrid€11,596.68€18,631.29€25,665.78€36,217.51€53,786.59€71,344.07€106,459.02
Catalonia€17,596.68€28,631.29€39,665.78€56,217.51€85,286.59€116,344.07€181,459.02
Valencian Community€16,096.68€26,131.29€36,165.78€51,217.51€76,286.59€101,344.07€181,459.02
Andalusia€13,096.68€21,131.29€29,165.78€41,217.51€61,286.59€81,344.07€121,459.02

Compare Spain

The same buyer and price side by side in the compare tool, and the written comparisons.

In the compare tool

Comparison guides

  • Where buying costs are lowestFor a tax-resident buyer of a main home, Madeira and the Azores have the lowest buying taxes of the euro places on cheaper and mid-priced homes, then mainland Portugal; on expensive homes Madrid comes first. Catalonia has the highest. For a non-resident, Madrid comes first, because Spain has no non-resident surcharge and Portugal charges a flat 7.5% IMT. For a new build, Portugal is cheapest. England, in pounds, takes a small share of the price for a resident home mover, but a large one for a buyer who already owns a home.
  • Portugal vs SpainFor a tax-resident buyer of a main home, Portugal usually costs less: its IMT starts at 0% and rises in bands, while Spain's regions charge 6% to 10% or more on a resale from the first euro. For a non-resident who will not move there, Portugal's flat 7.5% IMT plus 0.8% stamp duty makes Madrid and Andalusia cheaper. On a new build, Spain's 10% VAT makes every Spanish region the dearer choice.
  • Spain vs EnglandFor a resident buying their main home, England's stamp duty is a smaller share of the price than Spain's transfer tax, because England's bands start at 0% while Spanish regions charge 6% to 10% or more from the first euro. A buyer who already owns a home anywhere pays 5% extra in England from the first pound, so a second home in England can cost more than one in Madrid or Andalusia. New builds cost more in Spain, where they pay 10% VAT.
  • Madrid vs BarcelonaMadrid is cheaper for almost every buyer. A resale home pays 6% transfer tax in Madrid and 10% to 13% in Catalonia, so a €300,000 second home pays €18,000 in Madrid against €30,000 in Barcelona. The gap narrows for a buyer aged 35 or under with a modest income, who pays 5% in Catalonia on a main home.
  • Costa Blanca vs Costa del SolFor a resale home the Costa del Sol is cheaper: Andalusia charges 7% transfer tax against 9% in the Valencian Community, so a €300,000 second home pays €21,000 in Málaga province and €27,000 in Alicante province. For a new build bought as a main home it turns round: the Costa Blanca charges 0.1% stamp duty on the deed, against 1% or 1.2% in Andalusia.

Spain buying costs: questions

Which region of Spain is cheapest to buy in?

For a 350,000 resale second home, buyer not tax-resident there who already owns a home, at the same price: Madrid €25,665.78, Andalusia €29,165.78, Valencian Community €36,165.78, Catalonia €39,665.78, from lowest to highest. The order can change with the buyer and the price.

Why do buying costs differ between regions of Spain?

The national rules set the parts every region shares; each region sets its own purchase taxes. ITP and AJD are charged on the higher of the price and the cadastral reference value (valor de referencia). Non-residents pay the same taxes as residents. The proposed 100% tax on non-EU buyers is not law.

Do non-residents pay more to buy in Madrid?

No rule for Madrid depends on tax residence, so a non-resident pays the same taxes as a resident: €21,000 on a €350,000 resale main home.

Are the fees exact?

No. Notary, registry and lawyer fees are typical market figures, shown with a low and a high end. On the starting case the fees are €4,665.78, and could be €2,615.78 to €7,015.78. Taxes are worked out exactly from the rules.

Related guides and calculators

Guides

  • Does buying give residency?No. Buying a home does not by itself give a right to live in Portugal, Spain or the UK, or a path to citizenship. Portugal stopped accepting golden visa applications based on buying property from 7 October 2023 (Lei 56/2023), Spain abolished its investor visa, property route included, from 3 April 2025 (Ley Orgánica 1/2025), and the UK has no visa based on buying a home. Owning a home does not make the buyer tax resident either.
  • Transfer tax (ITP)ITP is the tax the buyer pays on a resale home in Spain. It is charged on the higher of the price and the Catastro's reference value, at a rate set by the region: 6% in Madrid, 7% in Andalusia, 9% in the Valencian Community since 1 June 2026, and 10% to 13% by slice in Catalonia.
  • SpainOn top of the price, a buyer in Spain pays a purchase tax set by the region, plus notary, Land Registry and usually lawyer fees. A resale home pays transfer tax (ITP): 6% in Madrid, 7% in Andalusia, 9% in the Valencian Community and 10% to 13% in Catalonia. A new build pays 10% VAT plus AJD stamp duty instead. On a €300,000 resale second home the tax alone is €18,000 in Madrid and €30,000 in Catalonia.
  • New builds: VAT and stamp dutyA new home bought from its developer pays 10% VAT (IVA) on the price and stamp duty (AJD) on the deed, instead of transfer tax. The general AJD rate is set by each region: 0.75% in Madrid above €180,000, 1.5% in Catalonia, 1.4% in the Valencian Community and 1.2% in Andalusia, with lower rates for main homes and some buyers.
  • MadridA resale home in Madrid pays 6% transfer tax (ITP) on the higher of the price and the cadastral reference value. A main home worth up to €250,000 gets 10% off the tax bill, so 5.4% in effect. A new build pays 10% VAT plus AJD stamp duty of 0.4% to 0.75% depending on its value. Notary, registry and lawyer fees come on top.
  • Moving to SpainSpain charges the same purchase taxes whether the buyer is resident or not. What changes the bill is whether the home becomes the buyer's main home: Madrid takes 10% off the tax on a main home up to €250,000, and Andalusia charges 6% instead of 7% up to €150,000. To keep those rates the buyer must move in within 12 months and live there for 3 years.
  • Barcelona and CataloniaA resale home in Barcelona or anywhere in Catalonia pays transfer tax (ITP) by slice: 10% on the value up to €600,000, 11% up to €900,000, 12% up to €1,500,000 and 13% above. Buyers aged 35 or under, large and single-parent families and some others pay 5% on a main home if their income is low enough. A new build pays 10% VAT plus 1.5% AJD stamp duty.
  • Alicante, Valencia, Costa BlancaA resale home in Alicante, Valencia, Castellón or anywhere on the Costa Blanca pays 9% transfer tax (ITP) for purchases from 1 June 2026, down from 10%. Above €1,000,000 the rate is 11% on the whole value. A new build pays 10% VAT plus AJD stamp duty: 0.1% if it is the buyer's main home, 1.4% otherwise.
  • Málaga, Marbella, Costa del SolA resale home in Málaga, Marbella or anywhere in Andalusia pays a flat 7% transfer tax (ITP) on the higher of the price and the cadastral reference value. A main home worth up to €150,000 pays 6%, or 3.5% if the buyer is under 35. A new build pays 10% VAT plus 1.2% AJD stamp duty, or 1% for a main home up to €150,000.
  • Buying as an AmericanBeing American does not change the purchase tax in Portugal, Spain or England: each taxes by residence, not nationality. A US citizen who does not live in the country pays Portugal's flat 7.5% IMT for non-residents or England's 2% stamp duty surcharge, both refundable after a move in time. Spain charges every buyer the same taxes, but a non-resident owner from outside the EU pays 24% each year on an imputed income from the home.
  • Reduced ratesEvery region covered here charges less transfer tax on some main homes. Madrid takes 10% off the bill on a main home up to €250,000. Andalusia charges 6% on a main home up to €150,000, and 3.5% if the buyer is under 35. Catalonia charges 5% to buyers aged 35 or under, and Valencia 6% or 8% to buyers under 35, both with an income limit.
  • Buying after BrexitBrexit did not change the purchase taxes a British buyer pays in Spain or Portugal, because both charge by residence, not nationality. What changed is that people living in the UK are now outside the EU: since 1 January 2021 Spain taxes a UK-resident owner at 24% instead of 19% on the yearly imputed income from a holiday home, and Portugal requires a fiscal representative unless the owner signs up for electronic notifications. Portugal's flat 7.5% IMT for non-residents, from 25 May 2026, applies to every non-resident, not only to the British.
  • Non-resident buyersA non-resident pays the same purchase taxes in Spain as a resident: transfer tax (ITP) on a resale home, or VAT and AJD stamp duty on a new build, at the region's rates. What differs is the paperwork: a foreigner's tax number (NIE), a traceable payment, and, if the seller is also non-resident, 3% of the price withheld for the tax agency. The proposed tax on non-EU buyers is not law.
  • Costs by priceOn a €300,000 resale second home, the purchase tax is €18,000 in Madrid, €21,000 in Andalusia, €27,000 in the Valencian Community and €30,000 in Catalonia. Notary, registry and lawyer fees come on top. The tables below give the full cost at five prices in each region, for a second home, a main home and a new build.
  • Notary, registry and lawyer feesNotary and Land Registry fees in Spain are fixed by official scales (Real Decreto 1426/1989 and Real Decreto 1427/1989): a sliding rate on the value of the home, less 5%, plus page and copy charges and VAT. A lawyer or gestoría is not compulsory and charges a market fee.

Spain regions

Other countries

Rule versions

Each rule file keeps its versions with the day they start and end. The calculator uses the version in force on your purchase date, so a past or upcoming change shows up when you change the date.

  1. Spain

    1 Jan 2026 to no end date

    In force

    Sets out 4 lines: VAT (IVA) on a new build, 10%; Notary; Land registry (official fee scale); Lawyer or gestoría (market rate).

    ITP and AJD are charged on the higher of the price and the cadastral reference value (valor de referencia).

    Non-residents pay the same taxes as residents. The proposed 100% tax on non-EU buyers is not law.

    Next review due 31 Dec 2026.

Not confirmed yet

Nothing in the rules for Spain as a whole is flagged as not confirmed.

Sources

Every page these rules cite, with the day it was last checked.