How much do the costs of buying a home add up to?

As a general rule, between 10% and 12% of the price for a resale home (the bulk is the regional ITP) and 12-14% for a new build (10% IVA plus AJD). On top of that you need the down payment the bank does not finance.

Which costs does the bank pay and which do I pay?

Since Ley 5/2019, on the mortgage loan the bank pays the notary, the land registry, the gestoría (administrative agency) and the loan's AJD tax; the buyer pays the valuation and their copies. The costs of the purchase itself (notary for the sale, registration and ITP or IVA) are borne by the buyer.

How much do I need in savings to buy a home?

Around 30-32% of the price: the 20% down payment the bank does not usually finance plus 10-12% in taxes and costs. For a €200,000 home, roughly €60,000-64,000.

Who pays the municipal capital gains tax (plusvalía)?

The seller. It is the municipal tax on the increase in land value (IIVTNU) and by law it falls on the party transferring the property, although in sales between private individuals something different is sometimes agreed in writing.

Guide

Costs of buying a home in Spain: what buying a house really costs

By José Perales · Updated 6 September 2026 · Methodology · Financial disclaimer

The price of the property is only the beginning. Between taxes, notary fees, registration and the rest, buying a home in Spain costs between 10% and 14% more than the listing price. Here is the full breakdown so your numbers add up the first time.

The biggest cost: taxes

Resale homes: ITP. The Impuesto de Transmisiones Patrimoniales (the property transfer tax) depends on your autonomous region: from the effective 3% in Ceuta and Melilla or 4% in the Basque Country to rates of 10-13% in Catalonia or the Balearic Islands; qualifying relief may be lower, and exceptional 20% surcharges exist in Cataluña and Asturias. It is the item that varies the most and where the biggest savings can be made through reduced rates (young buyers, large families, disability). Check your case in the ITP guide by region or go straight to the ITP calculator.
New builds: IVA + AJD. Ordinary first-supply IVA is 10%; 4% requires special-regime or public-promotion VPO supplied by its developer. Canarias uses IGIC; Ceuta/Melilla use IPSI. Purchase-deed AJD is calculated separately with regional rates, reliefs and exemptions, not a universal 0.5–1.5% range. Mortgage-loan AJD is paid by the lender.

The “paperwork” costs of the purchase

Approximate figures for an average home; notary and registrar fees are regulated and depend on the price:

Item	Approximate cost	Who pays it
Notary (deed of sale)	€600 – €1,000	Buyer*
Land Registry	€250 – €450	Buyer
Gestoría (if there is a mortgage, the bank requires it)	€300 – €500	Buyer
Property valuation	€300 – €600	Buyer
Municipal capital gains tax (plusvalía)	Depends on municipality and years	Seller

*Strictly speaking, the notary fee for the original deed falls on the seller and the copies on the buyer, but in common practice the buyer takes on the deed of sale unless otherwise agreed.

And if there is a mortgage: what you no longer pay

Since Ley 5/2019, the costs of the mortgage loan are split as follows: the bank pays the notary, registration, gestoría and the loan’s AJD; you only pay the valuation. If you are offered anything different, it is illegal. Bear in mind that this applies to the mortgage costs, not to the costs of the property purchase itself, which are still yours.

The full bill: an example

A resale home costing €200,000 in Andalusia (ITP at 7%):

ITP: €14,000
Notary + registry + gestoría: ≈ €1,500
Valuation: ≈ €400
Total costs: ≈ €15,900 (8% of the price)
20% down payment the bank does not finance: €40,000
Total savings needed: ≈ €55,900

Do the numbers work for you? You can check how much the bank would lend you on your income in how much can the bank lend me? and simulate the whole transaction — taxes included — in the calculator below.