Buyer’s Guide · Eolea Living · Spain, 2026
Costs of buying property in Spain:
the complete guide for 2026
What you actually pay — beyond the asking price.
Taxes, legal fees, mortgage costs and ongoing expenses
for non-resident buyers in Spain.
The number most buyers don’t account for
On a property with a purchase price of €500,000 in Costa del Sol, a non-resident buyer typically pays between €55,000 and €70,000 in additional costs on top of the asking price. That is 11% to 14% of the transaction value — before any mortgage costs or ongoing expenses.
Understanding exactly where those costs come from — and how to structure the purchase to minimise them where legally possible — is part of what a buying advisor does before any offer is made. This guide breaks down every component.
01 · Purchase tax
The largest single cost — and it depends on what you are buying
New build (obra nueva): IVA 10% + AJD 1.2%
On a new build property, you pay VAT (IVA) at 10% of the purchase price, plus Stamp Duty (Actos Jurídicos Documentados, AJD) at 1.2% in Andalucía. Combined: 11.2% of the purchase price. This applies to all new build transactions regardless of buyer nationality or residence status.
Resale (segunda mano): ITP 7%
On resale properties, you pay Transfer Tax (Impuesto de Transmisiones Patrimoniales, ITP) instead of IVA. In Andalucía the rate is 7% of the declared purchase price. No AJD applies in addition.
On a €500,000 purchase: New build → €56,000 in tax. Resale → €35,000 in tax. This difference alone is often decisive in structuring the acquisition correctly.
02 · Notary and property registry
Fixed structure, variable cost depending on transaction value
Notary fees in Spain are set by a regulated tariff scale — they are not negotiable. On a €500,000 transaction, expect approximately €1,200 to €1,800 in notary fees. Property registry fees (inscripción en el Registro de la Propiedad) add a further €600 to €900.
Both are mandatory. The notarial deed (escritura pública) is the document that legally transfers ownership — without it, the transaction does not exist in Spanish law.
03 · Legal fees
Non-negotiable for a non-resident buyer — essential protection
Independent legal representation is not legally required in Spain — but it is essential for any non-resident buyer. A Spanish property lawyer (abogado) reviews the title, checks for outstanding debts, encumbrances, planning permissions and developer guarantees before you commit any funds. Fee: typically 1% of the purchase price, with a minimum of €1,500 to €2,000.
On a €500,000 transaction: budget €5,000 for legal representation. This is the cost that protects everything else.
04 · NIE — Tax Identification Number
Required before signing — obtainable without being in Spain
Every non-resident buyer must obtain a Número de Identificación de Extranjero (NIE) before completing a property purchase in Spain. Without it, the notary cannot proceed with the deed. The NIE is also required to open a Spanish bank account, pay taxes and register utilities.
Cost: approximately €10 in government fees. Processing time via Spanish consulate in your country: 4 to 8 weeks. Via power of attorney through your Spanish lawyer: can be obtained without travelling to Spain. We coordinate this as part of the purchase process. Full NIE guide →
05 · Gestoría — Administrative processing
Handles tax filings and registry submission after signing
A gestoría (administrative agency) handles the payment of purchase tax to the tax authority and the submission of the deed to the property registry after signing. This is typically coordinated by your lawyer or the notary. Fee: €300 to €600. Without this step, the property transfer is not legally recorded.
06 · Mortgage costs (if applicable)
Non-residents can obtain Spanish mortgages — with specific conditions
Spanish banks lend to non-residents, typically up to 60% to 70% LTV (loan to value) on the appraised value (tasación). The tasación itself costs €400 to €700 and must be carried out by a bank-approved surveyor. Mortgage arrangement fees (comisión de apertura) vary by lender — typically 0% to 1% of the loan amount under current legislation. The bank’s notary and registry fees for the mortgage deed add approximately €800 to €1,500.
On a €300,000 mortgage: budget approximately €2,000 to €3,500 in mortgage-specific costs on top of the purchase costs above. We work with independent mortgage brokers specialised in non-resident financing. More on mortgages for non-residents →
Total purchase costs — summary
Reference: €500,000 new build purchase · Non-resident buyer · Andalucía · 2026
For resale properties substitute IVA+AJD (11.2%) with ITP (7%) — total purchase costs drop to approximately €47,000–€48,000 on the same price.
Ongoing costs after purchase
What a non-resident property owner pays annually in Spain
IBI — Municipal property tax
Annual tax levied by the municipality based on the cadastral value of the property. Typically €500 to €3,000 per year depending on location and property size. Paid in September/October each year.
IRNR — Non-resident income tax
All non-residents owning property in Spain pay annual income tax — even if the property is not rented. If not rented: imputed income tax of 1.1% to 2% of the cadastral value, taxed at 19% (EU residents) or 24%. If rented: actual rental income taxed at 19% after allowable expenses. Filed annually via Modelo 210.
Community fees
If the property is within a residential complex (urbanización), monthly community fees apply — covering maintenance of shared areas, pool, garden, security. Typically €100 to €400/month depending on the development.
Wealth tax (Impuesto sobre el Patrimonio)
Non-residents with net assets in Spain above €700,000 are subject to annual wealth tax. In Andalucía the effective rate ranges from 0.2% to 2.5% on the excess above the threshold. Proper structuring of the acquisition — personal vs. corporate ownership — can significantly impact this liability.
What a buying advisor does before the offer
The cost structure above is the same for every buyer. What changes is how well it is anticipated, structured and managed. As buying advisors based in Málaga, we work through the full cost picture with every client before any offer is made — including the acquisition structure (personal name vs. Spanish company), tax treaty implications for your country of residence, and mortgage access for non-residents.
If you are evaluating a purchase in Costa del Sol, understanding where each zone fits within your cost and return profile is the starting point. Our area guide covers that in detail.
The experience behind Eolea Living
The founder of EŌLEA Living is a lawyer with over 20 years of experience in the real estate sector. MBA, EUDE Business School Madrid. Licensed Real Estate Broker in Spain. Relocated to Málaga from Argentina and went through the process of buying and investing in Spain as a client — before doing so as an advisor. Active investor in his own developments on the Costa del Sol.
We know what we’re talking about — because we’ve lived it.
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Questions about your specific purchase?
Tell us the purchase price, property type and your country of residence — we will walk through the full cost picture for your specific situation.