The real cost of buying a house in Spain
That Price You See on the House in Spain? Yeah, Add Another 10%
Let’s not sugarcoat it. You’re scrolling through listings, your heart does a little flip. There it is. The perfect place. The price seems… almost reasonable. You allow yourself to dream.
It’s time for a quick, brutal reality check from someone who’s been there: the number you see is just the baseline. The real cost for buying a house in Spain comes later, in the form of taxes and fees.
But forewarned is forearmed. Let’s pull back the curtain on where your money really goes and break down the real cost of buying a house in Spain so you can budget without the panic-induced cold sweat.
First: Your Relocation Service
The most intelligent investment. Someone who’s been there and can walk you through the process, avoiding surprises and extra costs.
Then, the Government's Cut
You didn’t think the state would miss a chance to get its share, did you? The amount depends on the property.
Buying a pre-owned place? Hello, ITP tax. In Catalonia, this is a flat 10% of the purchase price. Let’s do the math on a €500k flat: that’s €50,000. Cash. Due not long after you sign.
Buying something new? You skip the ITP but get a different one-two punch: VAT (they call it IVA) at 10%, plus a stamp duty (AJD) of about 1.5%.
The Mandatory Paperwork Gang
These are the gatekeepers.
The Notary makes it all official. They don’t just witness signatures; they read the entire deed out loud in a monotone voice. You pay for this privilege (0.1% – 0.4%).
Then, the Land Registry has to note that you’re the new owner. That costs another 0.1% – 0.3%. This is the price of making it legal.
Hire a Lawyer
Seriously. Do not, under any circumstances, try to do this without one. This is the best money you will ever spend.For roughly 1% + IVA, a good lawyer becomes your shield. They will:
Dig into the property’s history like a bloodhound, finding any hidden debts (trust me, they exist).
Translate the nightmare documents and tell you what you’re actually signing away.
Prevent you from buying a beautiful money pit.
The Bank’s “Nice Little Earner” (If You Need a Mortgage)
And then there’s the banks
Arrangement Fee: A fancy term for “we’re charging you for the money we’re lending you.” Typically, 0.5% – 1.5% of the loan.
Valuation Fee: You pay an appraiser (€300-€500) to tell the bank the house you want is actually worth what you’re paying for it.
Mortgage Tax: In Catalonia, the bank now pays most of this. But read the fine print.
The "Welcome Home, Now Pay Up" Costs
The spending doesn’t stop on moving day.
IBI: This is your yearly property tax bill from the town hall. It’s not huge, but it’s inevitable.
Community Fees (also known as condo fees or the HOA): In an apartment? You’ll pay monthly for the lift, the cleaner, and that dying bush in the patio (€50-€200/month).
Home Insurance: Non-negotiable. Get it.
The "You'd Be a Fool Not To" Extras
A Survey: For an older place, you’ll spend €300-€1,000 to have an expert inspector find all the problems before you do. It’s a bargain.
The Cold, Hard Numbers on a €500,000 Flat
Add it all up for that “€500,000” apartment. Your total is more like €560,000-€565,000, the real cost of buying in Spain.
The Bottom Line? Let's see what the real cost of buying a house in Spain is.
Fall in love with the price on the screen but get comfortable with adding 10-13%. Then you can actually enjoy that terrace with a glass of cava.
Book a free 20-min consultation with us. No sales pitch, just clear, human advice.