Home purchase costs calculator
What you pay on top of the price when you buy a home in Spain: the taxes of your region (transfer tax on resale homes; VAT and stamp duty on new builds), notary, land registry, agency and valuation. And how much cash you need saved if you buy with a mortgage.
How much does buying this home cost?
With the 2026 rates of each region. Change the figures and everything recalculates.
- Mortgage (the bank)€160,00075%
- Deposit (your savings)€40,00019%
- Taxes€12,0006%
- Notary, land registry, agency and valuation€2,2501%
| Transfer tax (ITP) · Comunidad de Madrid | €12,000 |
| Notary | €900 |
| Land registry | €600 |
| Conveyancing agent | €400 |
| Valuation | €350 |
| Total purchase costs | €14,250 |
| Deposit (the bank lends 80%) | €40,000 |
| Cash you need saved | €54,250 |
Notary, land registry, agency and valuation are average estimates; transfer tax and stamp duty, the general rates of the region (there are reductions for young buyers, large families and other cases).
Indicative estimate. Not financial or tax advice.
Next: the full study of your flat
The full calculator
Your flat with everything: the transfer tax of your region, the mortgage, costs, empty months and income tax. Free and without signing up: the verdict, cash flow and return.
What a full study looks like
The analysis of a flat from start to finish: detailed taxes, a 10-year projection, sale scenarios, sensitivity and the IRR. With these figures:
- IRR over 10 years
- 11.5%
- Monthly cash flow
- €169
- Net yield
- 5.3%
Find flats that already pay
Draw a circle on the map and we rank the flats for sale in the area by return, with the estimated rent of each one based on the rents around it.
What buying a home costs in Spain
On top of the price, buying a home means paying taxes and transaction costs. Together they usually add up to 8–15% of the price, depending on the region and on whether it is a resale home or a new build.
Taxes weigh the most. The fixed costs (notary, land registry, agency and valuation) are around €1,500 to €3,000 depending on the price.
Resale homes: transfer tax (ITP)
A resale home pays transfer tax (Impuesto de Transmisiones Patrimoniales, ITP), which each region sets: from 4% in the Basque Country and 6% in Madrid or Navarra to 10–13% in Catalonia or the Balearic Islands. Some regions have bands by price. See the transfer tax in your region.
New builds: VAT and stamp duty
If you buy from a developer you pay 10% VAT (7% IGIC in the Canary Islands) and stamp duty (Actos Jurídicos Documentados, AJD), between 0.5% and 1.5% depending on the region.
Notary, land registry, agency and valuation
Notary and land registry fees are set by law and rise with the price. The agency (gestoría, optional) handles the taxes and the registration, and the bank asks for a valuation if there is a mortgage.
Since Law 5/2019, the costs of setting up the mortgage (notary, registry, agency and the stamp duty on the loan) are paid by the bank; you pay the valuation.
How much cash you need to buy with a mortgage
Banks lend at most 80% of the price, and usually 60–70% if it is not your main home. The rest, the deposit, and all the purchase costs come out of your pocket: with 80% financed, allow for 20% of the price plus 10–12% in costs.
What if it is to let?
Purchase costs are part of the cost: they count for the net yield and, for income tax, they are added to the value of the flat and depreciated with it. Work out the return on the flat or the most you should pay.
Reviewed on 10 October 2026
Frequently asked questions
How much are the costs of buying a home in Spain?
Between 8% and 15% of the price, depending on the region and on whether it is new or resale. On a €200,000 resale home, about €14,000 in Madrid and about €22,000 in Catalonia.
What taxes do you pay when buying a home?
On a resale home, the transfer tax of your region (from 4% to 13%). On a new build, 10% VAT (7% IGIC in the Canary Islands) and stamp duty (from 0.5% to 1.5%).
Who pays the mortgage costs?
Since Law 5/2019, the bank pays the notary, land registry, agency and stamp duty of the mortgage. You pay the valuation and any copies of the deed you ask for.
How much cash do I need saved to buy a flat?
With an 80% mortgage, 20% of the price plus the purchase costs: around 30–35% of the price. If it is not your main home, the bank usually lends less and you will need more.
Are purchase costs tax-deductible if I let the flat?
Not all at once, but they are added to the purchase value: they count towards the 3% yearly depreciation of the building and, when you sell, they reduce the taxable gain.
Indicative estimate. Not financial or tax advice.