Spain Home Buying Costs Calculator
Calculate how much you will pay in taxes and fees when buying a home in Spain, depending on the region and whether it is a resale or a new build.
Results
Total buying costs
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Costs as % of price
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Taxes
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Transfer tax (ITP)
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VAT
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Stamp duty (AJD)
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Notary, registry, gestoría and appraisal
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Total cost (price + costs)
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Savings you need
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With a mortgage, banks usually lend at most 80% of the price: the other 20% and all the costs come from your savings.
Resale: ITP = price × your region's rate (or its bracket scale). New build: VAT (10%, 7% IGIC in the Canary Islands) + AJD = price × stamp duty rate. Total costs = taxes + notary + registry + gestoría + appraisal.
When should you use this calculator?
Use it before you start viewing flats or applying for a mortgage, to know how much you need to have saved on top of the deposit. Buying costs usually add 7% to 12% to the price and cannot be financed with the mortgage, so they are the most common reason a purchase gets delayed.
Transfer tax and stamp duty by region
| Region (autonomous community) | ITP | AJD (new build) | ITP on a €250,000 home |
|---|---|---|---|
| Andalusia | 7 % | 1.2 % | €17,500 |
| Aragon | 8–10 % | 1.5 % | €20,000 |
| Asturias | 8–10 % | 1.2 % | €20,000 |
| Balearic Islands | 8–13 % | 1.5 % | €20,000 |
| Canary Islands | 6.5 % | 0.75 % | €16,250 |
| Cantabria | 9 % | 1.5 % | €22,500 |
| Castile-La Mancha | 9 % | 1.5 % | €22,500 |
| Castile and León | 8–10 % | 1.5 % | €20,000 |
| Catalonia | 10–13 % | 1.5 % | €25,000 |
| Extremadura | 8–11 % | 1.5 % | €20,000 |
| Galicia | 8 % | 1.5 % | €20,000 |
| Madrid | 6 % | 0.75 % | €15,000 |
| Murcia | 7.75 % | 1.5 % | €19,375 |
| La Rioja | 7 % | 1 % | €17,500 |
| Valencian Community | 9–11 % | 1.4 % | €22,500 |
Source: Spanish Ministry of Finance, "Tributación Autonómica. Medidas 2026" (updated 23/09/2026). General rates; many regions have reduced rates for young buyers, large families or cheaper homes.
How it is calculated
On a resale home you pay the property transfer tax (ITP) at your region's rate: some apply a single rate, others a scale that rises with the price. On a new build bought from a developer you pay 10% VAT (7% IGIC in the Canary Islands) plus stamp duty (AJD). On top come the notary, the land registry, the gestoría and, with a mortgage, the appraisal.
Practical example
You buy a €250,000 resale flat in Madrid with a mortgage. ITP is 6%: €15,000. With notary (€900), registry (€500), gestoría (€400) and appraisal (€400), costs add up to €17,200, 6.88% of the price. If the bank lends you 80%, you need €67,200 in savings: a €50,000 deposit plus the costs. The same flat in Catalonia would pay €25,000 of ITP.
Legal and tax context
ITP and AJD are state taxes devolved to the regions, which set their own rates (Royal Legislative Decree 1/1993 and Law 22/2009). New homes pay VAT at the reduced 10% rate (article 91 of the VAT Act). Since the 2019 mortgage credit law (Law 5/2019) the bank pays the notary, registry and gestoría for the mortgage deed, and since Royal Decree-law 17/2018 also the mortgage's stamp duty; the buyer pays those of the purchase deed and the appraisal.
Common mistakes
Common mistakes: budgeting only for the deposit and forgetting the costs; assuming the mortgage covers the taxes (it does not); applying ITP to the price when the tax office uses the Land Registry's reference value if higher; and not asking about your region's reduced rates, which can halve the ITP for young buyers, large families or cheaper homes. Non-residents pay the same rates.
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Frequently asked questions
How much are the costs of buying a home in Spain?
Between 7% and 12% of the price, depending on the region and whether it is new or resale. On a €250,000 resale flat they range from about €17,200 in Madrid (6% ITP) to over €27,000 in Catalonia (10%).
Which region has the lowest transfer tax?
Among the common-regime regions, Madrid at 6%, followed by the Canary Islands (6.5%), Andalusia and La Rioja (7%). The most expensive for an average-priced home are Catalonia (10%) and Cantabria, Castile-La Mancha and Valencia (9%). The Basque Country and Navarre set their own rates.
What value is ITP charged on?
On the higher of two: the price in the deed or the Land Registry (Catastro) reference value. If you pay less than the reference value, the tax office will charge ITP on that value. You can check it for free on the Catastro website.
What taxes do you pay on a new build in Spain?
10% VAT on the price (4% on some officially protected housing), or IGIC in the Canary Islands, plus stamp duty (AJD) on the deed, between 0.75% and 1.5% depending on the region. No ITP is due.
Can the buying costs be included in the mortgage?
Usually not: banks lend up to 80% of the price or appraisal value, whichever is lower, and the costs come out of your savings. Non-residents are often offered 60-70%. Some banks lend 90-100% to young buyers with a public (ICO) guarantee, but the taxes are still on you.
Who pays the mortgage costs?
Since 2019 the bank pays the notary, registry, gestoría and stamp duty of the mortgage deed. You pay the appraisal and any copies you request, plus all the costs of the purchase deed.