Costs of Buying Property in Spain – ITP, Notary and Calculation Examples 2026

Budget for 10–14% of the purchase price in additional costs when buying property in Spain. A property costing 200,000 euros means 20,000–28,000 euros extra in taxes, fees and professional charges — money that must be in your account before you sign at the notary. The biggest item is transfer tax ITP (6–10% depending on the region), but there are a further six to eight costs that many buyers fail to budget for.

Spain has no system of hidden add-on fees that appear at the last moment — all costs are known in advance. The problem is that many Swedish buyers never receive a complete list before they set their budget. You see a house for 200,000 euros and think that is the final price. It is not.

This guide lists every cost step by step: taxes, notary, land registry, lawyer, gestoría and mortgage costs. We go through the difference between second-hand and new-build, compare ITP rates by region and finish with a complete calculation example. You also get a checklist of running costs that await after the purchase.

What costs are added when buying property in Spain?

Here is an overview of all typical costs beyond the purchase price. Exact amounts depend on the region, property type (second-hand or new-build) and whether you take out a mortgage.

Source: Agencia Tributaria 2026, Consejo General del Notariado, Colegio de Registradores

The percentage varies considerably depending on where in Spain you buy. In Madrid, where ITP is 6%, the total cost comes closer to 10%. In the Valencia region, with 10% ITP, you approach 14%. The difference on a property worth 200,000 euros can therefore be 8,000 euros — based purely on geography.

How much is ITP in different regions?

ITP (Impuesto de Transmisiones Patrimoniales) is the single largest purchase cost when buying a second-hand property in Spain. The tax is set by each autonomous region and the differences are significant.

Source: Tax authority of each region, 2026

A couple of things to note. The Valencia region, where Costa Blanca is located, is reducing ITP from 10% to 9% on 1 June 2026 for properties under one million euros. That means a saving of 2,000 euros on a property worth 200,000 euros. If you are planning a purchase in the first half of 2026 it may be worth timing the completion accordingly.

Murcia reduced its ITP from 8% to 7.75% in July 2025 and halved the stamp duty (AJD) from 2% to 1.5%. The region also offers 5% ITP for buyers under 40 purchasing their first home.

Madrid is consistently the cheapest with 6% ITP — but property prices per square metre are considerably higher there. An apartment costing 200,000 euros on the Costa Blanca would likely cost 350,000–400,000 euros in central Madrid, which more than eats up the tax difference.

How is new-build taxed – IVA and AJD?

If you buy a new-build property (primera entrega — first transfer from the developer) you do not pay ITP. Instead:

• IVA (VAT): 10% of the purchase price for residential properties throughout Spain. Exception: the Canary Islands have IGIC instead of IVA, with 7% VAT.
• AJD (stamp duty): 0.5–2% depending on the region, in addition to IVA.

The AJD rate varies by region just like ITP:

Source: Agencia Tributaria, 2026

This means a new-build property for 200,000 euros in the Valencia region is subject to 20,000 euros in IVA plus 3,000 euros in AJD — a total of 23,000 euros in tax. That is more expensive than buying second-hand with 10% ITP (20,000 euros), but new-build has other advantages: a 10-year building warranty, modern energy standards and lower maintenance costs in the first few years.

What does the notary cost when buying a house in Spain?

The notary fee (notaría) in Spain is regulated by the state and based on a fixed tariff linked to the purchase price and the complexity of the deed. You cannot negotiate this fee — it is the same regardless of which notary you choose.

Typical amounts:

The fee includes drawing up the escritura pública (the public deed of sale), verifying the parties' identities and checking that all documents are correct. If you have a mortgage there is a separate notarial act for the mortgage deed, but that cost is paid by the bank since 2019.

Budget for a total of 0.2–0.5% of the purchase price for the notary. It is one of the smaller items, but it must be included in the budget.

What does the land registry cost in Spain?

The land registry entry — inscription in the Registro de la Propiedad — is what makes you the registered owner of the property. Just like the notary fee, the cost is regulated and based on a tariff.

Typical amounts:

The fee is normally 0.1–0.25% of the purchase price. It is the smallest of the mandatory costs, but it is absolutely necessary. Without inscription in the land registry your ownership is legally protected through the escritura, but not visible to third parties. This creates risk in disputes and makes it harder to resell.

Your gestor (administrative specialist) normally handles the inscription for you. The process takes between two and eight weeks depending on the municipality.

How much does a lawyer cost when buying property in Spain?

An independent lawyer (abogado) is not a legal requirement, but in practice it is essential — especially as a foreign buyer. The lawyer reviews purchase documents, checks that the property has no debts or encumbrances (cargas), retrieves the nota simple from the land registry and looks after your interests throughout the entire process.

Typical fees:

• Percentage-based: 1–1.5% of the purchase price, plus 21% VAT
• Fixed price: 1,500–3,000 euros plus VAT, more common for lower purchase prices
• Property for 200,000 euros: Budget for 2,000–3,600 euros including VAT

There are no statutory minimum fees — you can compare quotes. But never choose a lawyer recommended by the seller or estate agent. You risk the lawyer having a conflict of interest. Ask for a reference from other Scandinavian buyers in the area or search through the Colegio de Abogados (bar association) in your region.

What does a gestoría do and what does it cost?

A gestor (gestoría) is an administrative specialist who handles paperwork, tax payments and bureaucratic processes. The gestor takes care of what you could in theory do yourself — but which requires visits to tax offices, banks and authorities with the right forms at the right time.

Typical tasks:

• Payment of ITP or IVA+AJD to the tax authority
• Inscription of the escritura in the land registry
• Application for a NIE number (if you do not already have one)
• Transfer of electricity, water and gas contracts into your name
• Setting up direct debit for IBI payment

The gestoría fee is normally 300–600 euros. Some lawyers include the gestor service in their fee — ask before hiring separately.

Unlike the lawyer, who provides legal advice and reviews contracts, the gestor handles the administrative logistics. You often need both. The lawyer protects you legally; the gestor makes sure all the paperwork ends up in the right place.

What extra costs come with a mortgage in Spain?

If you take out a mortgage (hipoteca) with a Spanish bank there are additional costs. Since the law change in 2019 the bank pays the majority of mortgage costs — but not all of them.

Costs that you pay

The property valuation (tasación) must be carried out by an approved valuation company and is paid by you as the buyer. The valuation is valid for six months. The bank's arrangement fee is negotiable — several Spanish banks, particularly those targeting foreign buyers, offer zero arrangement fees as a promotional offer.

Costs that the bank pays

Since Spain's mortgage law (Ley de Crédito Inmobiliario) came into force in 2019, the bank pays:

• Stamp duty (AJD) on the mortgage deed
• Notary fee for the mortgage document
• Land registry fee for the mortgage inscription
• The bank's own administrative costs

Before 2019 the borrower paid all of these items. That could add 2–3% of the loan amount in extra costs. The law change saves you thousands of euros.

What can a foreign buyer borrow?

Spanish banks normally grant 60–70% of the property's value to non-resident EU citizens, compared with up to 80% for residents in Spain. The maximum term is usually 20–25 years. You need a NIE number, a Spanish bank account and income documentation (pay slips, tax return) from Sweden.

What running costs await after the purchase?

Purchase costs are one-off items. But there are running costs you must budget for every year as a property owner in Spain.

Property tax (IBI)

IBI (Impuesto sobre Bienes Inmuebles) is Spain's equivalent to the Swedish property tax. The tax is calculated on the cadastral value (valor catastral) and varies by municipality — typically 0.4–1.1% of the cadastral value. In practice that means:

• Apartment in Torrevieja: 200–500 euros per year
• Apartment in Alicante city: 500–1,000 euros per year
• Villa on Costa del Sol: 700–2,000 euros per year

Community charges

If you live in an urbanisation or apartment complex with shared areas you pay a community charge (cuota de comunidad). The fee covers the pool, garden, lift, cleaning, lighting and insurance for shared spaces.

Typical amounts: 50–250 euros per month, depending on the size and facilities of the development. A simple urbanisation with a pool can cost 60–80 euros per month. A modern complex with a gym, concierge and heated pool can cost 200–300 euros per month.

Always ask for the last three years' community minutes (actas) and budget before buying. They reveal planned renovations and any derramas (special assessments). A derrama of 3,000–10,000 euros for a roof replacement or pool renovation can come as an unpleasant surprise.

Electricity, water and gas

Budget for 80–200 euros per month depending on the season and property size. Spanish electricity prices vary considerably throughout the day — the hourly pricing system (PVPC) means it can be twice as expensive to run the washing machine at 20:00 as at 03:00. Water typically costs 30–60 euros per month, gas 20–50 euros.

Home insurance

Home insurance (seguro de hogar) costs 200–500 euros per year for a typical apartment. If you have a mortgage the bank usually requires you to have insurance. Compare quotes — prices vary between insurance companies, and Spanish-based insurance is often cheaper than international alternatives.

Non-resident tax (IRNR)

Even if you do not rent out your property you must as a non-resident declare IRNR (Impuesto sobre la Renta de No Residentes) via Modelo 210. The tax authority imputes a notional income based on the cadastral value. Budget for 100–300 euros per year in tax — but the amount depends on the cadastral value.

What does a complete calculation example look like?

Let us calculate a specific property: a second-hand two-bedroom apartment in the Torrevieja area at 200,000 euros. The buyer is Swedish, not resident in Spain, and is not taking out a mortgage.

One-off purchase costs

If you buy the same apartment after 1 June 2026 — when ITP in Valencia falls to 9% — you save 2,000 euros. The total is then 222,804 euros, or 11.4% in additional costs.

The same property with a mortgage (70%)

With a mortgage you therefore need at least 86,000 euros available — 60,000 euros as a deposit plus 26,000 euros in taxes and fees. The bank finances the remaining 140,000 euros.

The same property as new-build

New-build costs 3,000 euros more in this example — the AJD tax, which is not charged on second-hand purchases, makes the difference. But new-build comes with a 10-year building warranty, lower energy costs and no immediate renovation needs.

How does the total cost differ by region?

The same property for 200,000 euros (second-hand, without mortgage) produces very different total costs depending on where in Spain you buy. Here we compare the regions most popular among Swedish buyers.

Notary, land registry, lawyer and gestor costs are roughly the same throughout Spain. The tax is what makes the difference.

The gap between the cheapest (Madrid, 8.4%) and the most expensive (Valencia region/Catalonia, 12.4%) is 8,000 euros. That is enough to furnish an entire apartment. On the other hand, property prices per square metre in Madrid and Catalonia are generally higher — the lower tax rate does not necessarily compensate for the higher purchase price.

What budget mistakes do buyers make?

After following hundreds of transactions we see the same mistakes repeated. Here are the most common — and how to avoid them.

1. Only budgeting for the purchase price The most common mistake by far. The buyer finds a property for 200,000 euros, has 200,000 euros in the bank and only realises at the notary signing that 25,000 euros is missing for taxes and fees. The solution: always add 13% as a buffer on top of the price you are searching at. Looking for a property for a maximum of 200,000 euros total? Search in the price range up to 175,000 euros.

2. Not checking the ITP rate in the right region A buyer who reads "ITP is 7%" in an article about Andalusia and assumes the same rate applies in the Valencia region gets an unpleasant surprise — it is 10% there (9% from June 2026). Always check the current tax rate in the specific region.

3. Skipping the lawyer Some buyers save 2,000–3,000 euros by skipping the lawyer. The risk is that you miss debts attached to the property, unregistered extensions or incorrect ownership records. A problem that would have cost 2,500 euros to prevent can cost 15,000–30,000 euros to resolve after the fact.

4. Forgetting running costs IBI, community charges, insurance and electricity/water add up to 3,000–8,000 euros per year for a typical apartment. Many buyers only budget for the purchase and are surprised by the annual costs. Do an annual cost calculation before making a decision.

5. Not asking about derramas A derrama (special assessment from the community) for pool renovation, facade repair or lift replacement can cost 2,000–10,000 euros per owner. Always ask for the most recent community minutes — they show planned investments and whether there is an active or upcoming derrama.

6. Timing the purchase wrong in the Valencia region The ITP reduction from 10% to 9% takes effect on 1 June 2026. If you buy a property for 200,000 euros in May instead of June you pay 2,000 euros more in tax. If you have flexibility in your timeline, worth knowing.

Frequently asked questions about the costs of buying property in Spain

Last updated: April 2026. Tax rates and fees may change — always verify current amounts with your lawyer or gestor before completing a purchase. This guide does not constitute legal or financial advice.