Total cost of buying property in Spain

Easiest shown on a specific example. An Eixample apartment at €800,000, resale market, cash:

• Progressive ITP (Catalonia 2025+): 600,000 × 10% + 200,000 × 11% = €82,000
• Notary fees: ~€1,300–1,800
• Gestoría (post-notary coordination, registry entry): €400–600
• Registro de la Propiedad: ~€1,000
• Sworn translator (not mandatory; Anteris can arrange translation if needed): €300–500
• Independent lawyer (optional, recommended for transactions above €1M): 1% of price or flat fee €3,000–6,000

Total without lawyer: ~€85,000, or 10.6% of price. With lawyer: €88,000–91,000, or 11.0–11.4%.

If the purchase is mortgage-financed, add: origination fee (0–1% of loan amount), bank appraisal (€300–700), property insurance (€300–600/year).

New build market — IVA 10% + AJD 1.5% instead of ITP, totalling 11.5% regardless of value. Notary, gestoría, and Registro fees unchanged.

Practical budgeting rule: for resale market purchases, allow around 12% of net price as a safe buffer. For turnkey-ready properties without planned renovations these numbers suffice; for reforma integral, budget an additional €800–2,000/m² net.

Importantly — these costs are non-refundable. Even if you sell in 12 months, the ITP and other fees can't be recovered; selling brings additional costs (agent commission, energy certificate, plusvalía). Spain is not a market suited to short-term speculation — break-even on a transaction typically lands at 4–6 years of ownership.

Anteris prepares a full transaction cost estimate before the contrato de arras, tailored to the specific property, purchase structure (cash/mortgage, resale/new build), and buyer profile. The client sees the full picture — not just the price.