What does it cost to sell a property in Spain?
Short answer: between 8% and 15% of the sale price, depending on your tax residency, how long you have owned, any outstanding mortgage and the municipality. The useful answer — the one you actually need before pricing or accepting an offer — is the line-by-line breakdown. This calculator does that in 60 seconds and gives you the realistic net figure you'll see in your account when everything closes.
Typical costs, explained
- Agency commission — 5% of the price + 21% VAT. A 5% fee on €250,000 is €15,125 once VAT is included.
- Plusvalía municipal — paid to the town hall on the increase in land value. Two legal methods; the gestor must apply the lower of the two.
- Capital gains tax — Spanish IRPF (residents, 19–28%) or IRNR (non-residents, 19% EU / 24% rest of world) on the difference between purchase and sale minus deductible costs.
- 3% retention — non-residents only. The buyer withholds it at the notary via form 211. It is reconciled (partially or fully refunded) via form 210.
- Mortgage discharge — notary, registry and gestoría. Between €600 and €1,500 depending on the outstanding amount.
- Seller's notary, registry and gestoría — a further €300–450.
- Energy performance certificate and habitation certificate — both compulsory. €150–250.
Residents vs non-residents
The largest gap is capital gains. Residents pay on a sliding scale (19% up to €6,000, 21% up to €50,000, 23% up to €200,000, 27% up to €300,000 and 28% above). Non-residents pay a flat IRNR rate: 19% if you are tax-resident in the EU/EEA, 24% elsewhere. Non-residents also have 3% of the price retained at the notary as an advance — it only comes back if the final form 210 settlement is lower (or under specific EU reinvestment-relief conditions).
Real examples — Costa Blanca South
Playa Flamenca apartment, German non-resident. Purchased 2014 at €145,000, sold 2025 at €220,000. Commission 3% + VAT: €7,986. Plusvalía estimated: €1,040. 3% retention: €6,600. Capital gains at 19%: €12,654. Mortgage discharge (€35,000 outstanding): €635. Notary + certificates: €530. Estimated net: ~€162,500.
Cabo Roig villa, Spanish resident. Purchased 2008 at €320,000, sold 2025 at €425,000. Commission 3% + VAT: €15,428. Plusvalía estimated: €2,380. Capital gains (IRPF): €18,730. No mortgage. Notary + certificates: €530. Estimated net: ~€387,900.
Common mistakes
- Comparing agency commissions without VAT.
- Ignoring the 3% retention in your cashflow planning.
- Not deducting commission, plusvalía and original purchase costs from the capital gain.
- Assuming plusvalía is negligible — in high-land-value zones it can exceed €3,000.
- Pricing on the gross figure without knowing what's left after costs.
- Starting the sale without an energy certificate — it blocks completion at the notary.
No-one signs a sale to be surprised at the notary by a different net. The number that matters isn't the asking price — it's what's left in the account when everything closes. That should be on the table from day one.
— Mauricio
Frequently asked questions
How much does it really cost to sell a property in Spain?+
Between 8% and 15% of the sale price, depending on your tax residency, capital gain, outstanding mortgage and municipality. For a €250,000 home on the Costa Blanca South, total costs (commission, plusvalía, taxes, mortgage discharge and notary) typically range between €20,000 and €38,000. This calculator estimates your specific case.
What taxes does the seller pay in Spain?+
Two main ones: the plusvalía municipal (paid to the town hall on the increase in land value) and capital gains tax (paid to the State on the difference between purchase and sale). Non-residents also have a 3% retention withheld at the notary, which acts as an advance payment on the capital gains tax.
What is the difference between a resident and a non-resident when selling?+
A resident pays capital gains within their Spanish income tax return on a sliding scale (19–28%) and is not subject to any retention. A non-resident pays a flat 19% (EU/EEA) or 24% (rest of the world) and the buyer withholds 3% of the price at the notary. Non-residents also file form 211 (retention) and form 210 (final return, 4-month deadline).
Does the agency commission include VAT?+
No — agency fees in Spain carry 21% VAT on top. A 5% commission on €250,000 is €12,500 + €2,625 VAT = €15,125 in real terms. When comparing agencies, always check that you are comparing VAT-inclusive figures.
Who pays for the mortgage discharge?+
The seller. It involves notary, registry and gestoría fees — between €600 and €1,500 depending on the outstanding amount. Any early-redemption penalty from your bank (0–0.5% on post-2019 mortgages) is separate and depends on your loan deed.
Does the calculator include the outstanding mortgage?+
Yes — the outstanding balance is deducted from the sale price to estimate your net proceeds. Discharge costs (notary, registry, gestoría) are calculated separately as a cost of selling.
Which expenses can I deduct from the capital gain?+
Agency commissions (with VAT), plusvalía municipal paid, original notary and registry fees, ITP/VAT paid on purchase, and any structural improvements documented with formal VAT invoices. This calculator applies a conservative estimate — a tax adviser can refine it and often reduce your liability.
Does this calculator replace tax advice?+
No. It provides a realistic estimate so you know what to expect before pricing or accepting an offer. The official settlement requires the exact figures from your deeds and the year's municipal ordinance. If you would like a valuation with all these numbers on the table, MOVR prepares one with no obligation.