How much does buying in Spain cost on top of the price?
Short answer: budget roughly 11 to 14% extra on top of the purchase price. For a resale property you are usually around 12%, for new build a little higher — towards 13 to 14% — because of the VAT and the stamp duty.
Those extra costs consist of one large item (the tax) and a series of smaller ones: notary, registration, lawyer and some administration. Below we break it all down, with guide amounts and a concrete worked example.
| Item | Guideline |
|---|---|
| Tax (ITP or IVA + AJD) | 8 – 11.5% of the price |
| Notary | € 600 – 1,200 |
| Land registry entry | € 400 – 700 |
| Lawyer (recommended) | ± 1% (+ VAT) |
| NIE number | a few tens of € |
| Total on top of the price | ± 11 – 14% |
Resale property or new build?
Which tax you pay depends on one thing: are you buying a property that has been sold before (resale), or directly from the developer (new build)? That difference immediately determines your biggest cost item.
| Resale property | New build | |
|---|---|---|
| Which tax | Transfer tax (ITP) | VAT (IVA) + stamp duty (AJD) |
| Costa Blanca (Valencia) | 10% ITP | 10% IVA + 1.5% AJD |
| Costa Cálida (Murcia) | 8% ITP | 10% IVA + 2% AJD |
| You pay | the Spanish tax office | the developer (IVA) + tax office (AJD) |
| Guideline extra costs | ± 12% | ± 13 – 14% |
VAT (IVA) on a property for private use is not recoverable. So factor it fully into your budget — even if you let the property later.
All buying costs broken down
Alongside the tax, the same items keep coming back. Here is what each part looks like — and why you need it.
For a resale property you pay transfer tax (ITP); for new build, VAT (IVA) plus stamp duty (AJD, on the deed of sale). This tax accounts for the lion’s share of your extra costs and is not recoverable for a property for private use.
The notary draws up the official deed of sale (escritura). The fees are set by law and depend on the price and the scope of the deed — reckon on roughly € 600 to € 1,200.
Only once registered in the Registro de la Propiedad are you the owner, visible and protected for everyone. Reckon on around € 400 to € 700.
Not compulsory, but strongly recommended. Your own lawyer checks the ownership, any debts, the permits and all contracts before you sign. Reckon on around 1% of the price (plus VAT), or a fixed fee.
The tax identification number for foreigners. You need it to buy; the cost itself is modest (a few tens of euros), plus any guidance on top.
Worked example: a € 300,000 property
Nothing makes it more concrete than an example. Suppose you buy a € 300,000 property on the Costa Blanca (Comunidad Valenciana). Here is what the bill looks like for a resale property and for new build.
| Item | Resale property | New build |
|---|---|---|
| Purchase price | € 300,000 | € 300,000 |
| Tax | € 30,000 (ITP 10%) | € 30,000 (IVA 10%) |
| Stamp duty (AJD 1.5%) | — | € 4,500 |
| Notary | ± € 900 | ± € 900 |
| Registry entry | ± € 600 | ± € 600 |
| Lawyer (± 1% + VAT) | ± € 3,600 | ± € 3,600 |
| Extra costs | ± € 35,100 (11.7%) | ± € 39,600 (13.2%) |
| Total investment | ± € 335,100 | ± € 339,600 |
Buying with a Spanish mortgage?
If you finance (part of) your purchase with a Spanish mortgage, one cost in particular is added: the valuation (tasación) of the property, which the bank needs to approve the financing. Reckon on around € 300 to € 600 for this.
The good news: since a royal decree of late 2018, later enshrined in the mortgage law (LCCI) of 2019, the bank pays most mortgage-related costs — the stamp duty on the mortgage deed and the notary, registry and gestoría fees of that deed. For you as a buyer, usually only the valuation remains.
This change in the law has significantly lowered financing costs for foreign buyers. Do bear in mind that the buying costs themselves are usually not financed along with the mortgage — you pay those from your own funds.
More on borrowing as a non-resident — how much you can borrow, the conditions and a worked example — is in the guide Spanish mortgage for non-residents.
When do you pay what?
The costs do not all fall on the same day. Usually it happens in three moments:
- 1At the reservation
A limited reservation amount to take the property off the market temporarily.
- 2At the Contrato de Arras
Usually around 10% of the price as a deposit, when you sign the purchase contract.
- 3At the notary (escritura)
The remaining amount, together with the tax and the notary, registry and lawyer fees. The tax is paid shortly after signing, usually via the gestoría.
What the Contrato de Arras involves exactly, you can read in the separate guide Contrato de Arras explained.
Pitfalls and misconceptions
Without that 11 to 14%, a property looks within budget while your total investment comes out considerably higher. Know your ceiling including costs before you make an offer.
Assuming you can reclaim the VAT (IVA). For a property for private use you cannot — factor it in fully, even if you let it later.
That municipal tax on the increase in land value is paid by law by the seller, not you. Have this clearly set out in the contract.
Item by item, before you pay a deposit. That way you know exactly where you stand and there are no surprises afterwards.
How to work out your total budget
- Set your maximum total investment: purchase price plus ± 11 to 14%.
- Know whether it is resale or new build — that determines your tax.
- Ask for a detailed cost calculation for the specific property.
- Financing? Factor in the valuation and know that the buying costs are usually not financed along with it.
- Arrange your NIE number and, if convenient, a Spanish bank account.
- Have the contract and all amounts checked by an independent lawyer.
And the costs after buying?
The buying costs are a one-off. As an owner you also have recurring annual costs: the property tax (IBI), any community fees, home insurance, water and electricity. These vary greatly from one property to another and fall outside this guide.
Calculate your buying costs
Enter your situation and see straight away what to budget on top of the purchase price — for the Costa Blanca and the Costa Cálida, resale or new build. You get your exact figures afterwards in a personal calculation.
- Purchase price
- €300,000
- Transfer tax · ITP 10%
- €30,000
- Notary (estimate)
- €900
- Land registry (estimate)
- €600
- Lawyer · ± 1% + VAT
- €3,630
- Total on top of the price± 11.7%
- €35,130
Guide amounts for the Costa Blanca (Comunidad Valenciana) and Costa Cálida (Murcia), 2026. Tax and registration rates vary by region and situation and may change; notary, registration and lawyer fees vary with the property. This estimate is no substitute for tax or legal advice — you get your exact figures in a personal calculation.
Your personal cost calculation
In more than 25 years of guidance we have learned one thing: buyers decide with far more confidence once they know exactly where they stand financially.
That is why we give you not a general estimate, but a personal, detailed cost calculation for the property you have in mind — transparent, in your own language and with no hidden costs.
Sophie and William work out their budget
Sophie and William find a resale apartment of € 280,000 in Villajoyosa. On paper it fits comfortably within their budget — until they factor in the buying costs.
Together with their Tu Travesía adviser they prepare a detailed calculation: around € 33,000 in tax, notary, registration and lawyer. Their total investment thus comes to about € 313,000.
Because they know that before their offer, they negotiate with peace of mind and keep a margin. Not a single surprise at the notary — exactly as it should be.
Frequently asked questions about buying costs
How much are the buying costs for a property in Spain?
Budget roughly 11 to 14% on top of the purchase price. For a resale property you are usually around 12%, for new build a little higher because of the VAT and stamp duty. The exact amount depends on the region and the property; that is why we prepare a detailed calculation for every purchase.
What is the difference in tax between resale and new build?
For a resale property you pay transfer tax (ITP): 10% on the Costa Blanca, 8% on the Costa Cálida. For new build you pay 10% VAT (IVA) plus stamp duty (AJD, around 1.5% in Valencia and 2% in Murcia).
Can I finance the buying costs with my mortgage?
Usually not. A mortgage typically covers part of the purchase price; you pay the buying costs from your own funds. Bear this in mind when setting your budget.
Do I get the VAT (IVA) back?
No. For a property for private use the VAT is not recoverable. Factor it in fully in your total investment, even if you were to let the property later.
Do I as the buyer pay the plusvalía municipal?
No. That municipal tax on the increase in land value is paid by law by the seller. Have this set out in the contract for clarity.
Do I need a NIE number to buy?
Yes. The NIE (Número de Identificación de Extranjero) is the tax identification number for foreigners. You need it for the purchase, a bank account and virtually all formalities. We guide you through the application.
Do I need to appoint a lawyer?
Not legally required, but strongly recommended. An independent lawyer checks the ownership, any debts, the permits and the contracts before you sign — that gives certainty and prevents problems afterwards.
How much of my own money do I need?
Alongside your contribution to the purchase price, allow for the buying costs (± 11 to 14%), which are usually not financed along with the mortgage. Foreign buyers can often borrow part of the price from Spanish banks. We are happy to prepare a personal calculation based on your situation.
Can I buy without travelling to Spain?
Yes, with a notarial power of attorney a lawyer or representative can carry out certain steps for you. We do recommend visiting the property at least once yourself before you finally decide.
Why do so many buyers work with Tu Travesía?
Because buying a home abroad is not only about property, but about trust. With more than 25 years of experience we guide you personally, honestly and in your own language — from the first viewing to long after the handover of the keys.
This information is general in nature and does not replace tax or legal advice. Rates and rules vary by region and situation and may change — always have your exact calculation confirmed by a qualified adviser.
