Madrid vs Barcelona (2026): which costs less to buy a home in?
Madrid 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.
Key facts
- Resale ITP: a flat 6% in Madrid; 10% up to €600,000 in Catalonia, rising to 13% above €1,500,000.
- On a €300,000 resale second home the tax is €18,000 in Madrid and €30,000 in Catalonia.
- Madrid takes 10% off the tax on any buyer's main home up to €250,000.
- Catalonia charges 5% to buyers aged 35 or under with an income tax base up to €36,000, at any price.
- New builds: AJD stamp duty is up to 0.75% in Madrid and 1.5% in Catalonia, on top of 10% VAT in both.
- Notary and registry fees follow the same national scales in both.
What is the big picture?
The purchase tax decides it. Madrid charges a flat 6% on a resale home; Catalonia charges 10% on the first €600,000, 11% up to €900,000, 12% up to €1,500,000 and 13% above. The notary, registry and lawyer fees follow the same national scales and market rates in both, so they barely move the comparison. For a €300,000 resale flat bought as a second home:
| Place | Buyer | Taxes | Fees, typical | Total on top | Share of price |
|---|---|---|---|---|---|
| Spain, Madrid | Resale, second home, price €300,000 | €18,000 | €4,148.54 | €22,148.54€20,348.54 to €24,248.54 | 7.38% |
| Spain, Catalonia | Resale, price €300,000 | €30,000 | €4,148.54 | €34,148.54€32,348.54 to €36,248.54 | 11.38% |
How big is the gap at different prices?
It grows with the price, because Madrid’s rate is flat and Catalonia’s rises by slice above €600,000:
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €200,000 | €12,000 | €3,114.05 | €15,114.05 | €13,814.05 to €16,714.05 | 7.56% |
| €400,000 | €24,000 | €5,183.02 | €29,183.02 | €26,883.02 to €31,783.02 | 7.30% |
| €600,000 | €36,000 | €7,251.99 | €43,251.99 | €39,951.99 to €46,851.99 | 7.21% |
| €1,000,000 | €60,000 | €11,344.07 | €71,344.07 | €66,044.07 to €76,944.07 | 7.13% |
| €2,000,000 | €120,000 | €21,573.97 | €141,573.97 | €131,273.97 to €152,173.97 | 7.08% |
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €200,000 | €20,000 | €3,114.05 | €23,114.05 | €21,814.05 to €24,714.05 | 11.56% |
| €400,000 | €40,000 | €5,183.02 | €45,183.02 | €42,883.02 to €47,783.02 | 11.30% |
| €600,000 | €60,000 | €7,251.99 | €67,251.99 | €63,951.99 to €70,851.99 | 11.21% |
| €1,000,000 | €105,000 | €11,344.07 | €116,344.07 | €111,044.07 to €121,944.07 | 11.63% |
| €2,000,000 | €230,000 | €21,573.97 | €251,573.97 | €241,273.97 to €262,173.97 | 12.58% |
Which is cheaper for a main home?
Still Madrid, for a buyer without a Catalan reduction. Madrid takes 10% off the tax on any buyer’s main home up to €250,000, an effective rate of 5.4%. For a €240,000 main home:
| Place | Buyer | Taxes | Fees, typical | Total on top | Share of price |
|---|---|---|---|---|---|
| Spain, Madrid | Resale, main home, price €240,000 | €12,960 | €3,527.85 | €16,487.85€14,987.85 to €18,287.85 | 6.87% |
| Spain, Catalonia | Resale, price €240,000 | €24,000 | €3,527.85 | €27,527.85€26,027.85 to €29,327.85 | 11.47% |
When is Barcelona cheaper than Madrid?
For a young buyer on a modest income. Catalonia charges 5% to a buyer aged 35 or under buying their main home, when their income tax base, less personal and family allowances, is €36,000 or less (Decret Legislatiu 1/2024, article 641-5). That is below Madrid’s rate, including its main home rebate, and it has no price limit. The same 5% applies to large and single-parent families and some other buyers on similar incomes.
The calculator does not apply Catalonia’s 5% rate, because it depends on income, so the tables on this page show the rate for a buyer who does not qualify. Madrid’s own young buyer relief applies only in towns of fewer than 2,500 inhabitants, so not in the city.
What about a new build?
Both charge VAT at 10% on the price. The AJD stamp duty differs: Madrid’s is 0.4% to 0.75% by value, with 10% off for a main home up to €250,000; Catalonia’s is 1.5%. For a €400,000 new build bought as a main home:
| Place | Buyer | Taxes | Fees, typical | Total on top | Share of price |
|---|---|---|---|---|---|
| Spain, Madrid | New build, main home, price €400,000 | €43,000 | €5,183.02 | €48,183.02€45,883.02 to €50,783.02 | 12.05% |
| Spain, Catalonia | New build, price €400,000 | €46,000 | €5,183.02 | €51,183.02€48,883.02 to €53,783.02 | 12.80% |
A buyer aged 35 or under in Catalonia who meets the income test pays no AJD on a new-build main home (article 642-6), which narrows the gap to the VAT plus Madrid’s AJD.
Where is each one cheaper?
| Buyer | Cheaper | Why |
|---|---|---|
| Resale second home, any price | Madrid | Flat 6% against 10% to 13% |
| Resale main home up to €250,000 | Madrid | 10% rebate on Madrid’s 6% |
| Resale main home, buyer 35 or under with income up to €36,000 | Barcelona | Catalonia’s 5% rate |
| New build, no reduction | Madrid | Lower AJD |
| New build, buyer 35 or under with income up to €36,000 | Barcelona | No AJD in Catalonia |
How do the deadlines and payment compare?
Both use form 600 filed with the regional tax agency. Madrid allows 30 working days from the deed (Real Decreto 828/1995, article 102.1); Catalonia allows one month (Decret Legislatiu 1/2024, article 683-5.1). The guides to Madrid and Barcelona and Catalonia give the details.
What this comparison does not cover
- Property prices, which this comparison leaves aside.
- Catalonia’s 20% rate for large holders and whole buildings, and Madrid’s 4% for large families.
- The yearly IBI property tax, which each town hall sets.
- Mortgage costs.
Questions people ask
Is it cheaper to buy a flat in Madrid or Barcelona?
Madrid, in purchase tax. A resale flat pays 6% ITP in Madrid against 10% to 13% in Catalonia. On a €300,000 second home the tax is €18,000 in Madrid and €30,000 in Barcelona; the fees are much the same.
When is Barcelona cheaper than Madrid to buy in?
For a buyer aged 35 or under whose income tax base is €36,000 or less, buying a main home. Catalonia then charges 5%, below Madrid's 6%, or 5.4% on a main home up to €250,000. A qualifying young buyer of a new build in Catalonia also pays no AJD.
Is the gap bigger on expensive homes?
Yes. Madrid's rate stays at 6%, while Catalonia charges 11% on the slice from €600,000 to €900,000, 12% up to €1,500,000 and 13% above.
Do Madrid and Barcelona have the same deadline to pay the tax?
Nearly. Madrid allows 30 working days from the deed and Catalonia one month. Both use form 600, filed with the regional tax agency.
Sources
- Decreto Legislativo 1/2010 de la Comunidad de Madrid (articles 28, 30 bis and 32)BOE (consolidated copy of the BOCM text)
- Decret Legislatiu 1/2024, Codi tributari de Catalunya (articles 641-1, 641-5, 642-1, 642-6 and 683-5)BOE (consolidated copy of the DOGC text)
- ITP: tarifes i tipusAgència Tributària de Catalunya
Behind the figures
Every amount on this page is worked out by the engine from rule files that cite these pages.
- Agència Tributària de Catalunya: ITP ratesOfficial source