Selling a property in Spain

What do you really get after selling your property in Spain?

Taxes often make the biggest difference — yet they are still widely underestimated.

View the taxes step by step
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Not sure how much tax you’ll end up paying?

The selling price alone doesn’t tell the full story. The real difference lies in the deductions, the tax return and what you actually keep in the end.

Sell your property in Spain

It’s not just about the sale, but also about the tax side behind it.

Selling a property in Spain is an important step.
But beyond the sale itself, there is also a tax side that often raises many questions.

On this page, you’ll discover how taxes are calculated when selling a property in Spain, which costs play a role, and what you will ultimately keep net.

What do you need to pay?
How is it calculated?
And what will you actually keep in the end?

The answer largely depends on one key factor

Key difference

One question determines almost everything.

Are you a tax resident in Spain,
or are you selling as a non-resident?

That key difference determines how your sale will be taxed.

Non-resident

Selling as a non-resident in Spain

If you are not a tax resident in Spain, you fall under the non-resident tax regime (IRNR).

At the time of sale, the buyer is required to withhold 3% of the sale price and pay this amount directly to the Spanish tax authorities (Hacienda).

Step 1

At the time of sale

The buyer is required to withhold 3% of the sale price as an advance payment on your tax liability.

Step 2

After the notary

This amount is paid directly to the Spanish tax authorities (Hacienda) via Modelo 211, within one month after completion at the notary.

Step 3

Afterwards

After the sale, you still need to take action yourself. Within three months, you must file your tax return using Modelo 210.

Why does the buyer have to pay this?

The Spanish tax authorities use this system to prevent foreign sellers from leaving without settling their taxes correctly.

That is why part of the sale price is not paid to you, but transferred directly to the tax authorities.

This is not an additional tax, but an advance payment on your final tax liability.

What do you ultimately pay?

When selling your property as a non-resident, a fixed tax rate of 19% applies to the capital gain.

In addition, 3% of the sale price has already been withheld by the buyer at the time of sale. This amount is considered an advance payment on your final tax.

• If your actual tax is higher than this 3%, you will need to pay the difference.
• If your tax is lower, you will receive a refund for part of this amount. In practice, this often happens.

If you sell at a loss, no tax is due.
However, the 3% was still withheld at the time of sale.

You can later reclaim this full amount through your tax return.

How is the profit calculated?

It’s actually simpler than it seems.
The Spanish tax authorities look at the difference between what you paid… and what you receive for it.

Formula

At the time of sale:

The sale price
– purchase price
– purchase and selling costs
– investments and improvements
= taxable gain

Invoices are essential here.

Deductible

What can you deduct?

Notary costs at purchase
Transfer tax (ITP or VAT)
Agent fees at sale
Investments that improve the property (renovations, swimming pool, extensions…)

Not deductible

Non-deductible costs:

Regular maintenance
Painting and cosmetic works
Minor repairs
Furniture and furnishings

These costs do not increase the value of the property and are therefore not tax deductible.

Resident

Main title: Selling as a resident in Spain

If you are a tax resident in Spain, the sale is taxed under personal income tax (IRPF). Different rules apply to residents, with in some cases important exemptions.

Exemption when selling your main residence

Full exemption

A full exemption is possible if you have lived in the property for at least 3 years, it was your official main residence, and you reinvest the proceeds in a new property.

This must be done within a maximum of 2 years, usually after the sale, but in some cases also before.

Partial exemption

If you reinvest only part of the sale proceeds, only that part will be exempt from tax.

The remaining amount will be taxed according to the applicable rates. This means you will pay tax partially, depending on how much you reinvest.

Exemption from the age of 65

If you are 65 or older and sell your main residence, you do not pay tax on the capital gain, even without reinvestment.

This exemption only applies to tax residents in Spain,

provided that the property is your official main residence.

Tax on the capital gain for tax residents

 
 
 

The capital gain for tax residents is taxed progressively according to fixed rates:

• 19% up to €6,000
• 21% up to €50,000
• 23% up to €200,000
• 27% above €200,000

The taxable gain is calculated based on the difference between the purchase price and the sale price, where costs and investments can be deducted.

This includes purchase costs, selling costs and improvements made to the property, always supported by invoices.

 
 

 

The final tax largely depends on your personal situation and the costs involved.
But what you actually keep also depends on the right selling price.

Discover the value of your property

Finally

What else is involved?

Selling a property is not just about the price and the taxes. There are several other aspects that are best clarified in advance.

Plusvalía tax (municipal capital gains tax)

This is something many sellers don’t immediately think about: the plusvalía.

It is a municipal tax, calculated on the increase in the value of the land, not the property itself.

I often notice there is confusion about this, especially because at one point it was said that this tax would be abolished. That is not entirely correct.

The legislation was adjusted after the 2021 reform, but the tax still exists.

You only pay it if there is an actual increase in the value of the land.

The calculation is done by the municipality and can vary depending on the situation.

Seller’s costs

What many sellers only truly realise afterwards are the additional costs involved.

Think of the agent’s commission, possible legal fees, certificates and the municipal capital gains tax.

I always explain this clearly in advance, because it ultimately determines what you actually keep from the sale.

If you don’t look at this properly beforehand, it can lead to unexpected surprises later on.

Important note (2026)

The information on this page is intended as a general explanation and is based on Spanish legislation and practice as applicable in 2026.

In Spain, the main tax rules are broadly the same, but their practical application and certain costs may vary depending on the region or municipality.

As regulations can change and each situation is different, this information cannot be considered as personal tax advice.

For an exact calculation, it is always advisable to have your situation reviewed individually.

Finally

When selling a property, it’s not just about the price, but above all about what you ultimately keep.

If needed, I work together with specialised professionals to ensure everything is reviewed correctly.

I am looking to sell my property

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