What does it really cost to buy a house in Spain?
The price is only the start. Add transfer tax (or VAT), notary, land registry, a lawyer and a valuation — typically 10–15% on top — and, if you're buying from abroad, a bigger deposit than you'd need at home: Spanish banks usually lend non-residents only 60–70% of the price. This calculator gives you the full number for every region of Spain, with no email gate.
Example: a €250,000 resale home in Valencia
With a 70% non-resident mortgage and an independent lawyer, you need about €102,125 up front — 41% of the price: a €75,000 deposit plus €27,125 in taxes and fees (9% transfer tax, notary, land registry, lawyer and valuation).
What the calculator includes
- Deposit: the part of the price your mortgage doesn't cover.
- Transfer tax (ITP) on resale homes, or 10% VAT plus stamp duty (AJD) on new builds.
- Notary and land registry, both on state-regulated tariffs.
- Independent lawyer (~1% + VAT, optional but strongly recommended from abroad — it replaces the gestoría line, since the lawyer does that filing work).
- Valuation (tasación), required by the bank when you finance.
Since Law 5/2019 the bank pays the notary, gestoría, registry and stamp duty on the mortgage deed; only the purchase-deed costs and the valuation are the buyer's.
Buying from abroad? Budget for these too
- NIE number — the foreigner ID you need before signing anything.
- Currency transfer — a high-street bank can cost 1–3% in spread on a six-figure transfer; specialist FX brokers typically charge well under 1%.
- Power of attorney and sworn translations if you won't attend the notary in person (roughly €100–500 with the apostille).
- A Spanish bank account, which most lenders require to domicile the mortgage.
Transfer tax and stamp duty by region (2026)
| Region | Transfer tax (resale) | Tax on €250,000 | Stamp duty (new builds) | Source |
|---|---|---|---|---|
| Andalusia | 7% | €17,500 | 1.2% | official source |
| Aragon | 8%–10% | €20,000 | 1.5% | official source |
| Asturias | 8%–10% | €20,000 | 1.2% | official source |
| Balearic Islands | 8%–13% | €20,000 | 1.5% | official source |
| Basque Country | 4% | €10,000 | 0.5% | official source |
| Canary Islands | 6.5% | €16,250 | 0.75% | official source |
| Cantabria | 7%–9% | €17,500 | 1.5% | official source |
| Castilla y León | 8%–11% | €20,000 | 1.5% | official source |
| Castilla-La Mancha | 9% | €22,500 | 1.5% | official source |
| Catalonia | 10%–13% | €25,000 | 1.5% | official source |
| Ceuta | 3% | €7,500 | 0.5% | official source |
| Extremadura | 8%–11% | €20,000 | 1.5% | official source |
| Galicia | 8%–10% | €21,000 | 1.5% | official source |
| La Rioja | 7% | €17,500 | 1% | official source |
| Madrid | 6% | €15,000 | 0.75% | official source |
| Melilla | 6% | €15,000 | 0.5% | official source |
| Murcia | 7.75% | €19,375 | 2% | official source |
| Navarre | 6% | €15,000 | 0.5% | official source |
| Valencia (Comunidad Valenciana) | 9%–11% | €22,500 | 1.4% | official source |
An estimate, not a quote. Regions change their rates often, and reduced bands for under-36s or large families require habitual residence plus age, price and income conditions most international buyers don't meet. Since 2022 the tax base is the higher of the price and the official reference value (valor de referencia). Always check the region's official source before you sign.
Frequently asked questions
How much are the costs of buying a house in Spain?
Plan for roughly 10–15% of the price on top of it. The biggest item is the regional transfer tax (ITP, 4%–13% on resale homes) or 10% VAT plus stamp duty on new builds; the rest is the notary, the land registry, an independent lawyer and the mortgage valuation.
How much deposit do non-residents need for a Spanish mortgage?
Spanish banks typically lend non-residents 60–70% of the price (residents can reach 80%). With costs on top, a non-resident buyer usually needs 40–50% of the purchase price available in cash.
Do I need a lawyer to buy property in Spain?
It is not legally required — the notary is mandatory but represents neither side. An independent lawyer (around 1% of the price plus VAT) checks the property is debt-free, licensed and correctly registered, and can sign by power of attorney if you cannot attend. Strongly recommended when buying from abroad.
Which Spanish region has the lowest buying taxes?
For resale homes in 2026: Ceuta applies an effective 3% and the Basque Country 4% on a main home; among the common-regime regions Madrid is lowest at 6%. At the other end, Catalonia and the Balearic Islands reach 13% in their top brackets.