Tax simulator — enter the details and get the report
National guide
Updated March 2026
Taxes when buying property in Spain: complete 2026 guide
Everything you need to know about Transfer Tax (ITP), VAT, stamp duty, notary and registry fees across all autonomous communities. With comparison table, integrated calculator and personalised PDF tax report.
Connected to the NORA app. Use this guide to advise your client and generate the tax report in seconds.
Key tax figures for Spain
Reference data for estimating purchase costs by autonomous community.
ITP range (national)
4% – 13%
Basque Country (4%) to Catalonia (13% top bracket)
VAT on new builds
10%
+ stamp duty (0.5%–2%) · Canaries: 7% IGIC
Closing costs
10% – 15%
Taxes + notary + registry + admin fees
Filing deadline
30 days
Business days from deed signing (form 600)
How to calculate property purchase taxes in Spain
A practical framework for agencies, advisers and buyers.
Connected to the NORA app. Use it to advise your client and generate the tax report in seconds.
Buying property in Spain carries a tax burden of roughly 10% to 15% of the purchase price, depending on the autonomous community, the type of property and the buyer's profile. The main tax splits into two paths: ITP (Transfer Tax, Impuesto sobre Transmisiones Patrimoniales) for resale properties, and VAT + stamp duty for new builds. On top of these, buyers pay notary, Land Registry and administrative agent fees.
ITP is an indirect tax managed by each autonomous community, which is why rates vary so much across Spain. General rates range from 4% in the Basque Country to 13% in the top brackets of Catalonia. Many communities also offer reduced rates for buyers under 35 or 36, large families, people with disabilities, social housing (VPO) and properties in depopulation areas.
For new-build properties purchased directly from a developer, the buyer pays 10% VAT (IVA) instead of ITP, plus stamp duty (AJD, Actos Jurídicos Documentados) at rates between 0.5% and 2% depending on the community. In the Canary Islands, VAT is replaced by IGIC at 7%. Social housing under a special regime may qualify for a reduced 4% VAT rate.
NORA calculates all these items broken down individually, applying the current legislation of each autonomous community and generating a PDF tax report with your agency's logo, ready to deliver to the client in under a minute.
New build vs. resale: which taxes apply?
The type of transaction determines the main tax and total closing costs.
🏗️ New build (obra nueva)
When the seller is a developer or company and the property has had no previous owner, the transaction is subject to VAT (IVA) at 10% of the purchase price, plus stamp duty (AJD) at 0.5%–2% depending on the community. Social housing under a special regime may qualify for 4% VAT. In the Canary Islands, IGIC (7%) replaces VAT.
VAT 10% + stamp duty 0.5%–2%🏠 Resale property (segunda mano)
When the transaction is between private individuals or involves a second or subsequent transfer, ITP (Transfer Tax) applies. Each autonomous community sets its own general rate and reductions. The national range runs from 4% to 13%. No additional stamp duty is charged. ITP is filed using form 600 within 30 business days of the deed.
ITP 4%–13% by communityITP by autonomous community in 2026: comparison table
General and reduced reference rates. See each community guide for full details and conditions.
| Autonomous community | General rate | Reduced rate* | Stamp duty (AJD) | NORA guide |
|---|---|---|---|---|
| Andalusia | 7% | 3.5% | 1.2% | View guide → |
| Aragon | 8%–10% | 4% | 1.5% | View guide → |
| Asturias | 8%–10% | 4% | 1.2% | View guide → |
| Balearic Islands | 8%–13% | 2%–4% | 1.2% | View guide → |
| Canary Islands | 6.5% | 4% | 0.75% | View guide → |
| Cantabria | 10% | 5%–7% | 1.5% | View guide → |
| Castilla-La Mancha | 9% | 4%–6% | 1.5% | View guide → |
| Castilla y León | 8% | 4%–5% | 1.5% | View guide → |
| Catalonia | 10%–13% | 5% | 1.5% | View guide → |
| Valencia | 10% | 3%–6% | 2% | View guide → |
| Extremadura | 8%–11% | 4%–7% | 1.5% | View guide → |
| Galicia | 9% | 4%–6% | 1.5% | View guide → |
| Madrid | 6% | 4% | 0.75% | View guide → |
| Murcia | 8% | 3%–4% | 1.5% | View guide → |
| Navarre | 6% | — | 0.5% | View guide → |
| Basque Country | 4% | 2.5% | 0% | View guide → |
| La Rioja | 7% | 5% | 1.5% | View guide → |
| Ceuta | 6% | — | 0.5% | — |
| Melilla | 6% | — | 0.5% | — |
* Reduced rates apply by buyer profile (young buyers, large families, disability, social housing, depopulation areas). Progressive brackets shown as ranges. Data updated March 2026. See each guide for specific conditions.
Cadastral reference value: the ITP tax base
Since 2022, the ITP tax base may be higher than the price you actually pay.
Spain's Law 11/2021 on fraud prevention introduced a major change: the ITP tax base is now the cadastral reference value (valor de referencia) whenever it exceeds the price declared in the deed. This value is set annually by the General Directorate of the Cadastre based on actual transaction prices in each area, and can be checked in advance at the Cadastre electronic office.
This means that even if you negotiate a below-market purchase price, the tax authority may calculate your ITP on a higher amount. If you believe the reference value is excessive, you can either pay based on the reference value and request a correction, or pay based on the actual price and appeal any supplementary assessment. NORA includes the reference value in its calculations and shows you the difference between both bases.
NORA integrated calculator
Enter the price, autonomous community and buyer profile to get the full breakdown.
Worked example
A commercial scenario for the first client conversation. Requires professional validation.
Indicative estimate · Resale property · Madrid
Non-binding indicative estimate
| Purchase price | EUR 350,000 |
| ITP Madrid (6%) | EUR 21,000 |
| Notary (estimated) | EUR 1,680 |
| Land Registry | EUR 1,085 |
| Administrative agent | EUR 450 |
| Other closing costs | EUR 945 |
| Total estimated cost | EUR 375,160 |
Figures are indicative and require professional validation for the final tax return. ITP may vary with reduced rates depending on buyer profile.
Foreign buyers: taxes and requirements
Spain imposes no nationality restrictions on property purchases.
Any foreign national can buy property in Spain on the same tax terms as a Spanish buyer. The essential prerequisite is obtaining an NIE (Foreigner Identification Number, Número de Identificación de Extranjero), which is required to sign the deed, pay taxes and register ownership at the Land Registry. Opening a Spanish bank account is also highly recommended.
Beyond the purchase tax (ITP or VAT + stamp duty), non-resident owners have annual tax obligations: IRNR (Non-Resident Income Tax) on imputed income if the property is not rented, or on actual rental income if it is; plus the municipal IBI (annual property tax). These recurring costs should be factored into any investment plan. Budget an additional 10%–15% of the purchase price for closing costs, and plan for annual taxes of approximately 1%–2% of the cadastral value.
NORA's NIE application guide walks you through the process step by step, and the tax guide for foreign buyers covers IRNR, municipal capital gains tax (plusvalía) and the 3% buyer withholding on resale.
Checklist: how to present the tax report to your client
A standard process to avoid losing deals over unclear tax figures.
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1
Enter the transaction details
Sale price, autonomous community and buyer profile: primary residence, second home, young buyer, large family, with or without mortgage, resident or non-resident.
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2
Get the tax breakdown
NORA calculates ITP or VAT + stamp duty, notary, registry and admin fees using the current regional legislation. It includes the cadastral reference value when available.
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3
Deliver the report to your client
Download the branded PDF for the client or activate add-on services (NIE, tourist licence, tax filing) if the transaction requires them.
Frequently asked questions
What taxes do you pay when buying property in Spain?
For resale properties you pay ITP (Transfer Tax), ranging from 4% to 13% depending on the autonomous community. For new builds you pay 10% VAT plus stamp duty (0.5%–2%). On top of this, there are notary, Land Registry and administrative fees. Total closing costs typically run between 10% and 15% of the purchase price.
How does the ITP (Transfer Tax) vary by autonomous community?
Each community sets its own general rate and may offer reductions for first-time buyers, young buyers under 35–36, large families, disabled buyers and properties in depopulation areas. Rates range from 4% in the Basque Country to 13% in the top brackets of Catalonia and the Balearic Islands. NORA applies the current legislation of each community.
What is the difference between ITP and VAT (IVA) + stamp duty (AJD)?
ITP applies to resale transactions between private individuals. VAT at 10% (or 7% IGIC in the Canary Islands) plus stamp duty applies when the seller is a developer or company and the property is a new build or first transfer. They are mutually exclusive.
What is the cadastral reference value and how does it affect ITP?
Since 2022, the ITP tax base is the cadastral reference value set by the General Directorate of the Cadastre whenever it exceeds the declared price. It is based on actual transaction data and can be checked at the Cadastre electronic office before purchasing.
What additional costs are there beyond taxes?
Notary fees (EUR 600–1,800 depending on price), Land Registry fees (EUR 400–1,200) and administrative agent fees (EUR 300–500). If there is a mortgage, the bank covers most notary costs since the 2018 Supreme Court ruling.
Can a foreigner buy property in Spain?
Yes, with no nationality restrictions. Foreign buyers need an NIE (Foreigner Identification Number) and pay the same purchase taxes. Non-resident owners also have annual obligations: IRNR (imputed or rental income tax) and IBI (municipal property tax).
When and how do you pay the ITP?
ITP is filed using form 600 at the tax office of the autonomous community where the property is located. The deadline is 30 business days from the deed date. It can be filed online or in person.
Generate the tax report for your next transaction in seconds
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