Transfer tax (ITP) in País Vasco (2026)
The taxes and costs of buying a home in País Vasco, resale or new build, with examples and a calculator.
Each territory (Álava, Bizkaia and Gipuzkoa) has its own provincial law. 4% is the rate for homes; buyers who already own many homes pay a higher rate.
Reviewed on 7 October 2026
Examples
| Price | Resale (ITP) | New build (VAT + AJD) |
|---|---|---|
| €100,000 | €4,000 | €10,500 |
| €150,000 | €6,000 | €15,750 |
| €200,000 | €8,000 | €21,000 |
| €300,000 | €12,000 | €31,500 |
| €500,000 | €20,000 | €52,500 |
If you are buying to let
Reduced rates in País Vasco (young buyers, large families, people with disabilities…) usually require the home to be your main residence. If you are buying to let, you will normally pay the general rate. The rental income is then taxed under income tax (IRPF).
Buying-costs calculator
Taxes, notary, land registry, conveyancing and valuation
| Item | Amount |
|---|---|
| Transfer tax (ITP) · País Vasco | €8,000 |
| Notary | €900 |
| Land registry | €600 |
| Conveyancing agent | €400 |
| Valuation | €350 |
| Buying costs5.1% of the price | €10,250 |
| Price plus costs | €210,250 |
Notary, land registry, conveyancing and valuation are average estimates. Banks usually lend up to 80% of the price (less if it is not your main home): the costs and the rest come from your savings.
Work out the return on this flatWhat return would a flat in Bilbao give?
With the median price and rent in Bilbao and the taxes of País Vasco, in the ROInmuebles calculator: cash flow, yield and the money you put in.
Frequently asked questions
ITP in the other regions
What is the ITP rate in País Vasco in 2026?
The general ITP rate on resale homes in País Vasco is 4%.
How much ITP do I pay on a €200,000 flat in País Vasco?
€8,000 of ITP if it is a resale home. With notary, land registry, conveyancing and valuation, buying costs come to about €10,250 (5.1% of the price).
What taxes does a new home pay in País Vasco?
No ITP: it pays VAT at 10% on the price and stamp duty (AJD) at 0.5% on the deed.
Is there a reduced ITP rate if I buy to let?
Usually not: the reduced rates in País Vasco are for buying your main home. If you are buying to let, the general rate applies.
Sources
General rates under the law in force in País Vasco, without special reductions, reviewed on 7 October 2026. Each territory (Álava, Bizkaia and Gipuzkoa) has its own provincial law. 4% is the rate for homes; buyers who already own many homes pay a higher rate.
Notary, land registry, conveyancing and valuation: ROInmuebles average estimates; they vary with the price, the mortgage and the notary.
Indicative estimate. Not tax advice: confirm the amount with your notary or conveyancing agent.