Cost calculator
What you pay on top of the purchase price
Enter the price and type of property, and the calculator works out the taxes, notary, land registry and lawyer at the rates that apply in Andalusia. The result is indicative. We will send you an exact written breakdown for a specific property before the reservation.
Calculate your costsCosts on top of the price
56,571 €12.6 % of the purchase price
This is a guide only and does not replace tax or legal advice. Rates reflect Andalusia as of October 2026. The exact amount depends on the property, the contract and your situation.
We will email you the breakdown, with properties in this budget
Cost calculator
For a developer project allow roughly 13% on top of the purchase price, and about 9% for a resale property. Taxes make up the largest part, the rest is the notary, the land registry and the lawyer.
On the first sale by a developer you pay 10% VAT on the price of the apartment or villa. VAT is also due on every stage payment during construction. A garage or storage room bought together with the apartment in one contract is also taxed at 10%. Plots, and garages or storage rooms sold under a separate contract, carry 21% VAT. On top of that comes the Andalusian stamp duty AJD of 1.2%.
Instead of VAT you pay the property transfer tax ITP. The general rate in Andalusia is 7%. Since 1 January 2022 (Ley 11/2021) it is charged on the higher of two amounts: the purchase price or the reference value assigned to the property by the cadastre (valor de referencia). Example: purchase price €400,000, reference value €430,000, so the ITP is €30,100 instead of €28,000. Andalusian law has reduced rates only for specific cases of residents buying a permanent home. Your lawyer checks whether you qualify.
Notary and registry fees follow an official scale based on the price. For an apartment at half a million euros they come to about €1,200 together, for a property at one million euros roughly €1,500, VAT included.
An independent lawyer checks the property, the contracts and the payments, usually for around 1% of the price including VAT. This fee also covers opening your Spanish bank account. You choose the lawyer; we can recommend trusted ones. We take no commission from them.
Every buyer needs a Spanish foreigner identification number, the NIE. It is paid separately; the calculator assumes about €250 per person for arranging it. The official fee itself (form 790, code 012) is only around €10, the rest is handling and translations. The NIE number is permanent and stays with you after the purchase. The lawyer opens the bank account as part of their fee. For a non-resident account the bank usually also asks for a non-residence certificate, which the lawyer arranges too.
The buyer pays the bank's valuation, usually around €500. A valuation is valid for about six months. Banks often charge an arrangement fee as well. The mortgage stamp duty, the notary and the registration of the mortgage are paid by the bank. For many buyers, a loan in their home country secured on property they already own there is simpler; then only the purchase costs are paid in Spain.
The reservation is not an extra cost; it counts towards the purchase price. For a resale it ranges from €6,000 up to roughly 1% of the price and is paid into the lawyer's client account. For a developer project it is usually €6,000 to €12,000 and goes to the developer. Always pay it by bank transfer to the account named in the reservation contract, never by card.
During a purchase you make four to eight payments. Banks often add a margin of 3 to 4% to the exchange rate; specialist payment providers charge considerably less. Every percentage point on a price of €400,000 is €4,000. The calculator does not include exchange costs, so convert the full amount including the purchase costs.
The purchase price is paid by bank transfer or banker's cheque, and the notary records in the deed how payment was made. The Spanish bank and the notary require proof of the source of funds. Cash of €10,000 or more must be declared in advance when entering or leaving Spain, on form S-1 (Ley 10/2010).
IBI property tax, community fees, waste collection and insurance, plus the non-resident tax return. For an apartment in a well-kept development, allow roughly €4,000 to €8,000 a year depending on the size and features of the property, and more for large apartments, penthouses and villas.
An indicative estimate for three price levels, calculated the same way as the calculator above. Excluding the NIE, a mortgage and the reservation deposit, which counts towards the price. For a developer project the purchase price is shown without VAT.
| Purchase price | 350,000 € | 500,000 € | 1,000,000 € |
|---|---|---|---|
| VAT 10 % | 35,000 € | 50,000 € | 100,000 € |
| Stamp duty AJD 1.2 % | 4,200 € | 6,000 € | 12,000 € |
| Notary and land registry | 1,078 € | 1,216 € | 1,539 € |
| Lawyer, 1% including VAT | 3,500 € | 5,000 € | 10,000 € |
| Total on top of the price | 43,778 € | 62,216 € | 123,539 € |
| Share of the purchase price | 12.5% | 12.4% | 12.4% |
| Purchase price | 350,000 € | 500,000 € | 1,000,000 € |
|---|---|---|---|
| Transfer tax ITP 7 % | 24,500 € | 35,000 € | 70,000 € |
| Notary and land registry | 1,078 € | 1,216 € | 1,539 € |
| Lawyer, 1% including VAT | 3,500 € | 5,000 € | 10,000 € |
| Total on top of the price | 29,078 € | 41,216 € | 81,539 € |
| Share of the purchase price | 8.3% | 8.2% | 8.2% |
This is an indicative estimate. For a resale property the ITP is charged on the cadastre's reference value if it is higher than the price.
Costs
How much you pay on top of the purchase price depends mainly on whether you buy from a developer or on the resale market. In a developer project the purchase price with us is the same as if you went straight to the developer. The amounts below are indicative.
Our commission is paid by the seller or the developer, so you pay us nothing. You only pay the taxes, the notary, the land registry, your own lawyer, the NIE fee and any services you order, such as property management.
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