Property purchase cost calculator
The asking price is not what buying costs. Transfer tax alone ranges from 6% to 10% depending on which autonomous community you buy in, and that is before the notary, the registry and a lawyer. This works out the difference for the region you are actually buying in.
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The rates used here have not yet been verified against the official source. They reflect commonly published values and are here so the tool is usable, but they should be treated as indicative only until confirmed. Spanish rates also change at least annually.
Before you act on any figure — accepting a job, budgeting a purchase, planning a tax position — confirm it against Agencia Tributaria + each regional tax authority. A gestor or abogado can advise on your own situation; this page cannot.
Runs entirely in your browser. What you type is never sent anywhere — open your network tab and check.
Not legal advice. This page explains how purchase taxes and fees are structured in Spain in general terms so you know what to expect. It is not legal, tax or immigration advice, and it cannot account for your situation. The figures produced here are an estimate for budgeting, not a tax calculation, and they cannot know whether you qualify for a reduced rate. Confirm anything that matters with the official body or a qualified gestor or abogado before you act on it.
How the estimate is built
Every figure above comes from one of three places, and it is worth knowing which, because they carry very different levels of certainty.
- Transfer tax — a legal rate. ITP for a resale, or IVA plus AJD for a new build. These are set in law, so the arithmetic is exact. What is uncertain is whether you qualify for a reduced rate.
- Notary and registry — official scales. Both follow published tariffs based on the deed value, but the final amount depends on the length and complexity of the deed. Hence a range.
- Lawyer or gestor — a market price. Not regulated at all. Often quoted at around 1% of the purchase price, but genuinely negotiable, and the range shown is what buyers commonly report.
So the tax line is precise and the fee lines are estimates. That is why the total is presented as a range rather than a single confident number.
ITP or IVA: which one applies to you
This is the first thing to establish, because it changes the whole calculation. The two are alternatives — you will never pay both on the same purchase.
| Resale property | New build (first sale) | |
|---|---|---|
| Main tax | ITP — transfer tax | IVA — VAT, at 10% |
| Who sets the rate | The autonomous community — it varies | National — identical everywhere |
| Stamp duty (AJD) | Not payable | Payable, regionally set |
| Typical total tax | 6–11% of the price | Around 11–12% of the price |
A property is "new" for this purpose only on its first transfer from the developer. A flat built two years ago and sold on by its first owner is a resale, and attracts ITP — the age of the building is not what matters.
The reference value trap
This is the single most expensive misunderstanding in Spanish property purchases, and the calculator above cannot protect you from it.
Transfer tax is assessed on the higher of the price you actually paid and the tax authority's own valor de referencia for that property — a figure derived from Land Registry data, published by the Catastro, and independent of what you negotiated. Buy below it and you are still taxed as though you had paid it.
The practical consequences:
- Negotiating a bargain does not reduce your tax bill proportionally, and below the reference value it does not reduce it at all.
- A supplementary assessment can arrive months after completion, when you have already spent your budget.
- You can check the reference value for a specific property through the Catastro before you commit — and you should, on any purchase where the price looks low for the area.
Because this calculator works from the price you type, an estimate based on a price below the reference value will understate your tax.
Transfer tax by region
The full table the calculator uses. The general rate is what a standard buyer with no relief pays; the range shows how far reduced and increased rates actually move it.
| Region | ITP (resale) | Range | AJD (new build) |
|---|---|---|---|
| Andalucía | 7.0% | 3.5–7.0% | 1.20% |
| Aragón | 8.0% | 1.0–10.0% | 1.50% |
| Asturias | 8.0% | 3.0–10.0% | 1.20% |
| Canarias | 6.5% | 0.0–6.5% | 0.75% |
| Cantabria | 9.0% | 5.0–10.0% | 1.50% |
| Castilla y León | 8.0% | 0.0–10.0% | 1.50% |
| Castilla-La Mancha | 9.0% | 6.0–9.0% | 1.50% |
| Cataluña | 10.0% | 5.0–13.0% | 1.50% |
| Ceuta | 6.0% | 3.0–6.0% | 0.50% |
| Comunidad de Madrid | 6.0% | 4.0–6.0% | 0.75% |
| Comunitat Valenciana | 10.0% | 6.0–11.0% | 1.50% |
| Extremadura | 8.0% | 4.0–11.0% | 1.50% |
| Galicia | 8.0% | 3.0–8.0% | 1.50% |
| Illes Balears | 8.0% | 4.0–13.0% | 1.50% |
| La Rioja | 7.0% | 3.0–7.0% | 1.00% |
| Melilla | 6.0% | 3.0–6.0% | 0.50% |
| Navarra | 6.0% | 5.0–6.0% | 0.50% |
| País Vasco | 7.0% | 2.5–7.0% | 0.50% |
| Región de Murcia | 8.0% | 3.0–8.0% | 1.50% |
Rates as at 30 July 2026. Navarra and País Vasco operate their own tax regimes; in País Vasco the rate is set by each provincial council rather than regionally.
What this does not include
Stated plainly, because an estimate that quietly omits things is worse than no estimate:
- Mortgage arrangement costs beyond the valuation — lender fees vary too much to estimate usefully.
- Estate agent commission. In Spain the seller normally pays this, but it is negotiable and occasionally shared.
- Plusvalía municipal — a local tax on the increase in land value, legally the seller's liability, though buyers of properties from non-resident sellers sometimes end up carrying it.
- Ongoing costs — IBI property tax, community fees, utilities, insurance. This tool covers the purchase, not what follows.
- Reduced rates you may qualify for. The calculator uses the standard rate and tells you the reduced one exists; it cannot assess your eligibility.
Frequently asked questions
How much are buying costs in Spain on top of the price?
Commonly 10–15% of the purchase price, though the range is wide because the largest item — transfer tax — is set regionally. A resale flat in Madrid at 6% ITP and the same flat in Valencia at 10% differ by four percentage points of the price before anything else is counted. Notary, land registry and legal fees add a few thousand euros more, and those are broadly flat rather than proportional, so they weigh more heavily on cheaper properties.
What is the difference between ITP and IVA when buying?
They are alternatives, not additions, and which applies depends on whether you are the first owner. A resale property attracts ITP (Impuesto de Transmisiones Patrimoniales), set by the autonomous community. A new build bought from the developer attracts IVA at the national rate instead, plus AJD stamp duty which is regional. You never pay both ITP and IVA on the same purchase.
Why might I be charged more tax than this calculator shows?
The most common reason is the reference value (valor de referencia). Tax is assessed on the higher of the price you paid and the tax authority's own reference value for that property. If you buy below that value, the tax is still calculated on the reference value, and a supplementary assessment can arrive months later. This calculator works from the price you enter, so if that is below the reference value your real bill will be higher.
Can I reduce the transfer tax I pay?
Often, yes — most regions offer reduced ITP rates for buyers under a certain age, for large families, for people with a disability, for protected housing, or where the property will be your primary residence. The conditions and value caps differ by region and are easy to miss. The calculator shows the standard rate, and flags the reduced rate available in the region you pick, but whether you qualify is a question for a gestor.
Does this calculator store what I type?
No. It runs entirely in your browser as JavaScript. The price you enter is never sent to the server, so it is not logged, stored or seen by anyone, and closing the tab discards it. You can verify this by opening your browser's network tab while using it — there are no requests.