Buying a property in Spain costs more than the price on the listing. Always. Every year, foreign buyers get burned not because they chose the wrong property or the wrong area — but because they didn't budget for what happens between offer and keys.
How much does it cost to buy property in Spain? On top of the purchase price, budget 10–13% for a resale property and 13–15% for a new build. These buying costs in Spain cover transfer tax (ITP) or VAT, stamp duty, notary fees, land registry fees, and legal costs — all unavoidable, all predictable if you know what to look for.
This guide breaks down every fee you will pay, what it's actually for, which ones vary by region, and what the total bill looks like on a real purchase.
Why Buying Costs in Spain Catch Foreign Buyers Off Guard
In the UK, stamp duty is the main additional cost and everyone knows about it. In Spain, the tax system is more layered — and it differs depending on whether you're buying a resale property or a new build. The two routes have completely different tax structures, and most buyers don't realise this until they're already in the process.
The rule of thumb you'll see everywhere — "budget 10–13% on top of the purchase price" — is broadly true, but it hides a lot of detail. A resale apartment in Valencia will land at 11–12%. A new build villa in Murcia will come in at 13–15% once you include mortgage setup costs. Knowing the breakdown lets you negotiate better, plan your cash flow, and avoid having to scramble for funds at notary. Once you've mapped the costs, browse properties on Voya to get a sense of what your budget can realistically achieve.
Resale vs New Build: Two Completely Different Tax Bills
The single most important thing to understand about Spanish buying costs is this: resale and new build properties are taxed differently.
Resale (segunda mano): You pay ITP — Impuesto sobre Transmisiones Patrimoniales, the transfer tax. This is a regional tax, which means the rate varies depending on which autonomous community the property is in.
New build (obra nueva): You pay VAT (IVA) at a fixed national rate of 10%. On top of VAT, you pay Stamp Duty (Actos Jurídicos Documentados, AJD) — also a regional tax, typically 1–1.5%.
The practical result: new builds tend to carry a slightly higher tax burden in most regions, because VAT at 10% often exceeds the ITP rate.
ITP (Transfer Tax) by Region — 2025 Rates
ITP is charged as a percentage of the declared purchase price. The rate is set by each autonomous community. Current regional rates are published by the Agencia Tributaria.
| Region | ITP Rate (2025) |
| --- | --- |
| Andalusia | 7% flat |
| Valencia (Comunitat Valenciana) | 10% |
| Murcia (Región de Murcia) | 8% |
| Catalonia | 10% (11% above €1m) |
| Madrid | 6% flat |
| Balearic Islands | 8–13% (sliding scale) |
| Canary Islands | 6.5% |
- Costa Blanca (Valencia region): 10% ITP on resale. Reduced rates may apply for under-35s purchasing a primary residence.
- Costa Cálida / Murcia: 8% ITP — meaningfully cheaper than Valencia on resale property.
- Almería (Andalusia): 7% ITP — the lowest of Voya's three main regions.
VAT and Stamp Duty on New Builds
If you're buying a new build from a developer:
IVA (VAT): 10% of the purchase price — a national rate, fixed regardless of region. For a €350,000 new build villa, that's €35,000 in VAT alone.
AJD (Stamp Duty): Applied on top of VAT on new builds. Rate varies by region:
| Region | AJD Rate |
| --- | --- |
| Andalusia | 1.2% |
| Valencia | 1.5% |
| Murcia | 1.5% |
Notary Fees: What You Actually Pay
Every property purchase in Spain must be completed before a notario. Notary fees are regulated and calculated on a sliding scale based on property value.
| Purchase Price | Approximate Notary Fee |
| --- | --- |
| €100,000 | €700–€900 |
| €200,000 | €900–€1,100 |
| €350,000 | €1,100–€1,400 |
| €500,000 | €1,300–€1,600 |
After signing at the notary, the property must be registered at the Registro de la Propiedad.
| Purchase Price | Approximate Registry Fee |
| --- | --- |
| €100,000 | €400–€500 |
| €200,000 | €500–€650 |
| €350,000 | €650–€850 |
| €500,000 | €850–€1,000 |
You do not have to hire a lawyer to buy property in Spain. But you absolutely should.
A Spanish property lawyer (abogado) will: conduct due diligence on the title, check for outstanding debts or charges (embargo), verify planning permissions, review the purchase contract before you pay any deposit, and guide you through the notary process. For a full breakdown of what that process involves, see our guide to Spain property due diligence.
Typical legal fees: 1–1.5% of the purchase price, with a minimum of around €1,500. This is not the place to cut costs. Undisclosed debts on a property follow the property in Spain, not the previous owner.
Worked Example: €200,000 Resale Apartment in Valencia
| Cost | Rate | Amount |
| --- | --- | --- |
| ITP (Transfer Tax) | 10% | €20,000 |
| Notary fees | — | €1,000 |
| Land Registry | — | €580 |
| Legal fees (abogado) | 1.25% | €2,500 |
| Total additional costs | €24,080 | |
| Total cash required | €224,080 | |
| Percentage above purchase price | 12.0% |
| Cost | Rate | Amount |
| --- | --- | --- |
| IVA / VAT (new build) | 10% | €45,000 |
| AJD / Stamp Duty | 1.5% | €6,750 |
| Notary fees | — | €1,350 |
| Land Registry | — | €800 |
| Legal fees (abogado) | 1% | €4,500 |
| Property valuation (tasación) | — | €500 |
| Mortgage broker fee | 0.75% of loan | €2,194 |
| Total additional costs | €61,094 | |
| Percentage above purchase price | 13.6% |
Rule 1: Budget 13–15% for new builds, 11–13% for resale. Use the upper end until you have a specific property and a quote from your abogado.
Rule 2: Get an itemised cost estimate before signing the arras. Your abogado should provide a written breakdown of expected costs before you commit your deposit. Read our guide to the arras contract to understand what you're signing at that stage.
Rule 3: Keep a contingency of 1–2% above your estimate for exchange rate movements and minor unexpected costs.
Rule 4: Costs are paid at or before the notary signing. ITP or VAT must be paid within 30 days of completion.
Rule 5: The deposit (arras) is not a cost — it's part of the purchase price. Typically 10% of the agreed purchase price, paid when you sign the private purchase contract. Non-refundable if you pull out without legal justification.
Frequently Asked Questions About Buying Costs in Spain
How much does it cost to buy property in Spain? Total buying costs in Spain typically run to 10–13% of the purchase price for resale properties and 13–15% for new builds. On a €250,000 property, budget €25,000–€37,500 on top of the purchase price, covering taxes, notary, land registry, and legal fees.
Can I negotiate buying costs down? Taxes are fixed by law. Notary and registry fees are regulated. Legal fees are negotiable — but don't select your abogado on price alone.
What is ITP tax in Spain? ITP (Impuesto sobre Transmisiones Patrimoniales) is the property transfer tax paid on resale properties. It is a regional tax, ranging from 6% in Madrid to 10% in Valencia and Catalonia. New builds pay VAT (10%) instead of ITP.
Do I pay VAT when buying property in Spain? Only on new builds. VAT (IVA) is charged at 10% of the purchase price on all new residential properties — a national rate, fixed regardless of region. On top of VAT, stamp duty (AJD) of 1–1.5% also applies.
Do I need a Spanish bank account? Practically essential. You'll need to pay ITP or VAT to the regional tax authority, and most utility transfers require a Spanish direct debit. You'll also need a NIE number before you can open an account or complete the purchase.
What's the total cash I need on day one? Your deposit (typically 10% of purchase price, paid at arras stage) plus your total buying costs. The balance of the purchase price is paid at notary. If you're financing part of the purchase, see our guide to Spanish mortgages for non-residents for borrowing costs to factor in.
Are buying costs in Spain higher than in the UK? Yes — typically higher. UK stamp duty ranges from 0–12%, while Spain's total transaction costs (taxes + legal + notary + registry) run to 10–15%. The main difference is Spain's legal fee requirement and mandatory notary process, both of which add cost but also buyer protection.
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*Costs current as of Q2 2025. ITP rates are set by regional governments and subject to change. You can verify current stamp duty rates via the Consejo General del Notariado. Always confirm rates with a qualified Spanish abogado before exchange. This is not legal advice.*