Buying a home in Madrid (2026): ITP, stamp duty and fees on top of the price
A 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.
Key facts
- ITP is a flat 6% on resale homes (Decreto Legislativo 1/2010, article 28).
- A main home worth up to €250,000 gets 10% off the ITP bill; above €250,000 the full 6% applies.
- The buyer must move in within 12 months and live there for at least 3 years to keep the rebate.
- Large families pay 4% ITP on their main home, with no price limit (article 29).
- New builds pay AJD of 0.4% up to €120,000, 0.5% up to €180,000 and 0.75% above (article 32).
- Form 600 is due within 30 working days of the deed.
How much does it cost to buy a resale home in Madrid?
On top of the price, the buyer pays transfer tax (ITP) and the notary, land registry and lawyer or gestoría fees. For a €300,000 resale flat bought as a second home:
| Line | Kind | Amount | Estimate range | Share of price |
|---|---|---|---|---|
| Transfer tax (ITP), 6% | Tax | €18,000 | 6.00% | |
| Lawyer or gestoría (market rate) | Fee, estimate | €3,000 | €1,500 to €4,500 | 1.00% |
| Notary | Fee, estimate | €900 | €600 to €1,500 | 0.30% |
| Land registry (official fee scale) | Fee | €248.54 | 0.08% | |
| Taxes | €18,000 | 6.00% | ||
| Fees, typical | €4,148.54 | €2,348.54 to €6,248.54 | 1.38% | |
| Total on top of the price | €22,148.54 | €20,348.54 to €24,248.54 | 7.38% |
That is 7.4% of the price, with the fees taken at their typical level. The tax is the largest part, and it is a fixed rate: 6% of the higher of the price and the cadastral reference value (Decreto Legislativo 1/2010, article 28). The notary and registry follow official fee scales; the lawyer’s fee is a market rate. The fees guide explains each one.
What does a main home in Madrid pay?
A buyer’s main home (vivienda habitual) worth up to €250,000 gets “una bonificación del 10 por ciento de la cuota tributaria”: 10% off the ITP bill (article 30 bis). The effective rate is 5.4%.
For a €240,000 main home the ITP is €12,960, against €14,400 for the same flat bought as a second home.
The rebate has conditions (article 30 bis.3):
- the buyer is an individual buying their main home;
- they move in within 12 months of buying;
- they live there for at least 3 years in a row.
There is no age, income or first-home condition. If the conditions are broken, the buyer files a supplementary return within one month and pays the difference with interest.
What happens just above €250,000?
The rebate stops for the whole bill. The limit is on the value of the home, garages and storage rooms bought with it included. Below it, the 10% rebate applies to the whole tax; above it, none does:
| Main home price | ITP |
|---|---|
| €250,000 | €13,500 |
| €260,000 | €15,600 |
How much is ITP at different prices in Madrid?
For a resale second home, the tax grows in a straight line with the price:
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €150,000 | €9,000 | €2,596.68 | €11,596.68 | €10,596.68 to €12,946.68 | 7.73% |
| €250,000 | €15,000 | €3,631.29 | €18,631.29 | €17,081.29 to €20,481.29 | 7.45% |
| €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% |
And for a main home, where the rebate applies up to €250,000:
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| €150,000 | €8,100 | €2,596.68 | €10,696.68 | €9,696.68 to €12,046.68 | 7.13% |
| €200,000 | €10,800 | €3,114.05 | €13,914.05 | €12,614.05 to €15,514.05 | 6.96% |
| €250,000 | €13,500 | €3,631.29 | €17,131.29 | €15,581.29 to €18,981.29 | 6.85% |
| €300,000 | €18,000 | €4,148.54 | €22,148.54 | €20,348.54 to €24,248.54 | 7.38% |
| €400,000 | €24,000 | €5,183.02 | €29,183.02 | €26,883.02 to €31,783.02 | 7.30% |
Does Madrid have a tax break for young buyers?
Only in small towns. Article 30 bis raises the rebate to 100% when the main home “sea adquirida por un contribuyente menor de 35 años” and is in a municipality “con una población inferior a los 2.500 habitantes”, up to the same €250,000 value. In the city of Madrid and the larger towns, a young buyer gets the same 10% rebate as anyone else. The calculator does not apply the small-town rule.
Large families (familia numerosa) pay 4% on their main home, with no price limit, if any previous main home is sold within two years before or after the purchase (article 29). Ley 5/2026 of the Comunidad de Madrid extends it to families the region treats as equivalent to large families. The calculator does not apply the large-family rate.
On 5 October 2026 the regional government announced a 4% ITP rate for buyers under 40 buying a resale main home up to €450,000, and a lower AJD for them on new builds, to be included in the 2027 regional budget. They are proposals and do not apply to purchases in 2026.
What does a new build in Madrid pay?
A new home bought from the developer pays VAT at 10% on the price and AJD stamp duty on the deed, instead of ITP. Madrid’s AJD for a home bought by an individual is banded by value, with the whole value taxed at its band’s rate (article 32):
Stamp duty (AJD) on a new build, 0.4% to 0.75% by value
The whole of the taxable value (the higher of the price and the official value) is taxed at the rate of the band it falls in, just above a band edge, never more than the tax at the edge plus the amount over it.
| Value | Rate on the whole value |
|---|---|
| up to €120,000 | 0.4% |
| €120,000 to €180,000 | 0.5% |
| over €180,000 | 0.75% |
Applies when it is a new build; except when it is for your main home and the taxable value is €250,000 or less.
0.4% up to €120,000, 0.5% up to €180,000 and 0.75% above, on the whole value. Protected housing up to 90 m² pays 0.2% and large families get 95% off (not modeled).
A main home worth up to €250,000 also gets 10% off the AJD bill (article 38 bis), and a large family’s main home 95% off (article 38 ter), which the calculator does not apply:
Stamp duty (AJD) on a new build, main home, with the 10% rebate
The whole of the taxable value (the higher of the price and the official value) is taxed at the rate of the band it falls in, just above a band edge, never more than the tax at the edge plus the amount over it, then multiplied by 0.9.
| Value | Rate on the whole value |
|---|---|
| up to €120,000 | 0.4% |
| €120,000 to €180,000 | 0.5% |
| over €180,000 | 0.75% |
Applies when it is a new build; it is for your main home; the taxable value is €250,000 or less.
Main home up to €250,000: 10% off the stamp duty (art. 38 bis). You must live there within 12 months and keep it 3 years. Buyers under 35 in a town of fewer than 2,500 people get 100% off (not modeled).
For a €240,000 new build as a main home, and a €300,000 one, where the rebate no longer applies:
| Line | Kind | Amount | Estimate range | Share of price |
|---|---|---|---|---|
| VAT (IVA) on a new build, 10% | Tax | €24,000 | 10.00% | |
| Stamp duty (AJD) on a new build, main home, with the 10% rebate | Tax | €1,620 | 0.68% | |
| Lawyer or gestoría (market rate) | Fee, estimate | €2,400 | €1,200 to €3,600 | 1.00% |
| Notary | Fee, estimate | €900 | €600 to €1,500 | 0.38% |
| Land registry (official fee scale) | Fee | €227.85 | 0.09% | |
| Taxes | €25,620 | 10.67% | ||
| Fees, typical | €3,527.85 | €2,027.85 to €5,327.85 | 1.47% | |
| Total on top of the price | €29,147.85 | €27,647.85 to €30,947.85 | 12.14% |
| Line | Kind | Amount | Estimate range | Share of price |
|---|---|---|---|---|
| VAT (IVA) on a new build, 10% | Tax | €30,000 | 10.00% | |
| Stamp duty (AJD) on a new build, 0.4% to 0.75% by value | Tax | €2,250 | 0.75% | |
| Lawyer or gestoría (market rate) | Fee, estimate | €3,000 | €1,500 to €4,500 | 1.00% |
| Notary | Fee, estimate | €900 | €600 to €1,500 | 0.30% |
| Land registry (official fee scale) | Fee | €248.54 | 0.08% | |
| Taxes | €32,250 | 10.75% | ||
| Fees, typical | €4,148.54 | €2,348.54 to €6,248.54 | 1.38% | |
| Total on top of the price | €36,398.54 | €34,598.54 to €38,498.54 | 12.13% |
The new build guide compares the four regions.
How and when is the tax paid in Madrid?
The buyer files form 600 (modelo 600) with the Comunidad de Madrid within 30 working days of the deed. The Comunidad de Madrid’s page says “El plazo de presentación es de 30 días hábiles”; the rule comes from the national regulation (Real Decreto 828/1995, article 102.1). Saturdays, Sundays and public holidays do not count.
The return can be filed online through the Comunidad’s virtual tax office with a digital certificate, Cl@ve or DNIe, or in person by appointment. It can be paid by direct debit, card, transfer, Bizum or at a bank. The notary sends an electronic copy of the deed to the tax office (article 48), and the Land Registry registers the purchase once the tax is paid.
How does Madrid compare with other regions?
Madrid has the lowest general ITP rate of the four Spanish regions the calculator covers. For the same €300,000 resale second home:
| Rank | Place | Buyer | Taxes | Fees, typical | Total on top | Share of price |
|---|---|---|---|---|---|---|
| 1 | 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% |
| 2 | Spain, Andalusia | Resale, second home, price €300,000 | €21,000 | €4,148.54 | €25,148.54€23,348.54 to €27,248.54 | 8.38% |
| 3 | Spain, Valencian Community | Resale, second home, price €300,000 | €27,000 | €4,148.54 | €31,148.54€29,348.54 to €33,248.54 | 10.38% |
| 4 | Spain, Catalonia | Resale, price €300,000 | €30,000 | €4,148.54 | €34,148.54€32,348.54 to €36,248.54 | 11.38% |
The Madrid vs Barcelona comparison goes through the gap price by price.
What this guide does not cover
- The small-town rebate for under-35s and the large-family rate, which the calculator does not apply.
- Protected housing, purchases by companies and property developers’ reduced rate.
- The municipal plusvalía tax, which the seller normally pays, and the yearly IBI property tax.
- Mortgage costs.
Questions people ask
How much is ITP in Madrid?
6% of the higher of the price and the cadastral reference value. A buyer's main home worth up to €250,000 gets a 10% rebate on the tax, so it pays 5.4%. Large families pay 4% on their main home.
Is there a tax break for young buyers in Madrid?
Only in small towns. Buyers under 35 pay no ITP on a main home worth up to €250,000 in a municipality with fewer than 2,500 inhabitants. In October 2026 the regional government announced a 4% rate for buyers under 40 to be included in the 2027 budget; it does not apply to purchases in 2026.
What happens if the home costs just over €250,000?
The 10% rebate is lost on the whole bill, not only on the part above €250,000. The limit is on the value of the home, including any garage or storage room bought with it.
How long do I have to pay ITP in Madrid?
30 working days from the date of the deed, on form 600 (modelo 600). Saturdays, Sundays and public holidays do not count. It can be filed and paid online with the Comunidad de Madrid.
Is there stamp duty on a new build in Madrid?
Yes. A new home bought from the developer pays 10% VAT and AJD stamp duty: 0.4% up to €120,000, 0.5% up to €180,000 and 0.75% above, with 10% off the AJD for a main home worth up to €250,000.
Sources
- Decreto Legislativo 1/2010, texto refundido de tributos cedidos de la Comunidad de Madrid (articles 28, 29, 30 bis, 32, 37, 38 bis, 38 ter and 48)BOE (consolidated copy of the BOCM text)
- Impuesto sobre Transmisiones Patrimoniales OnerosasComunidad de Madrid
- Díaz Ayuso anuncia dos nuevas rebajas de impuestos para facilitar la compra de viviendas a jóvenes menores de 40 añosComunidad de Madrid (press release, a proposal)
Behind the figures
Every amount on this page is worked out by the engine from rule files that cite these pages.