What it really costs to sell a property in Spain

Selling a property in Spain is about far more than the price shown on the listing. Between mandatory fees and taxes, part of the sale proceeds goes to costs that are best anticipated from the outset. The good news: most of these items are predictable and can be quantified in advance, so you know exactly what you will net.

The first item is the agency fee. In Spain, it generally ranges from 3 to 5% of the sale price, often plus IVA (VAT) at 21% on the commission. This amount covers the valuation, the presentation of the property, marketing, viewings and support all the way to signing. A good mandate often earns you more than it costs, by avoiding an under-valuation or months on the market.

Next comes the municipal plusvalía (impuesto sobre el incremento del valor de los terrenos). This local tax applies to the theoretical increase in the land's value between purchase and sale. It is payable by the seller and its amount depends on the municipality, the cadastral value and the length of ownership. Since the recent reform, you can choose the more favourable calculation method, and a sale at a loss may, under certain conditions, be exempt.

The heaviest item remains the tax on the actual capital gain. For a tax resident, it is included in IRPF under a progressive scale. For a non-resident of the European Union, it is the IRNR at an indicative rate of 19% on the net gain (sale price less the purchase price and documented costs). This is where keeping all your renovation and acquisition invoices makes a real difference.

A few smaller costs are added: the mandatory energy certificate (often 100 to 200 €), the possible mortgage cancellation borne by the seller if a loan is still running, and a share of the notary fees depending on local custom and what the preliminary contract provides. The cédula de habitabilidad (certificate of occupancy) may also be required depending on the region.

These figures are indicative and vary according to your situation, the municipality and the year. Before committing, have a personalised net statement drawn up: at Alveo Properties, we prepare this simulation with a gestor so that you know your net proceeds even before signing the mandate.