Work out what you'll pay on the gain and understand the municipal capital gains tax (plusvalía municipal) and the costs. If you need it, we put you in touch with an English-speaking tax adviser.
Knowing how much you'll clear changes the negotiation.
Before you sell
Reinvesting in a main home or selling when you are over 65 can leave the gain exempt.
When you declare
Plusvalía: 30 working days. The gain: in the following year's income tax return.
Calculate the tax on the sale of your home
How much you'll pay the Spanish Tax Agency (Agencia Tributaria) on the capital gain and how much you'll clear, using the current savings tax scale and the main home exemptions.
Current savings tax scale
Main home exemptions
No personal details needed to calculate
Sale calculator
What are you selling?
No personal details. Only to apply the rules that fit your case.
What it cost you
The price in the deed and, separately, taxes, notary, registry and improvements. If you inherited it, the value declared at the time.
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The sale
Sale price and the costs you pay yourself: estate agent, plusvalía, notary…
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Indicative, non-binding estimate using the current savings tax scale, assuming you have no other savings income that year. It does not include the abatement coefficients (purchases before 1995) or depreciation if you rented it out.
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A tax adviser will review your figures and call you as soon as possible.
Guide
What taxes you pay when selling a home in Spain
When you sell a house or a flat you pay two taxes on the sale of a home: the capital gain in personal income tax (IRPF) and plusvalía municipal. The buyer pays transfer tax (ITP) or VAT (IVA).
1. The capital gain in IRPF
The capital gain on the sale of the property is what you obtain minus what it cost you, including costs, taxes and improvements. It goes in the following year’s income tax return: from 19% to 30%. Purchases before 1995: abatement coefficients, with limits.
2. Plusvalía municipal
It taxes the increase in the value of the land; if you sell for less than you bought for, it is not paid (plusvalía municipal). If you are not resident in Spain, the buyer withholds 3% of the price and pays plusvalía as your substitute; you file Form 210 (modelo 210) at 19% (sale by a non-resident).
3. Costs of selling a home (and of buying)
Seller: notary fees for the deed (unless otherwise agreed), cancellation of the mortgage, energy performance certificate, estate agent, and the annual property tax (IBI) and community fees up to date.
Buyer: transfer tax (ITP) on a second-hand home, or VAT at 10% and stamp duty (Actos Jurídicos Documentados, AJD) on a new home, plus the registry.
4. How to calculate the tax on the sale of a home: an example
With no other savings income: you bought for €150,000 with €12,000 in taxes and costs; you sell for €230,000 with €8,000 in costs and plusvalía. Gain: 222,000 − 162,000 = €60,000. IRPF: €6,000 at 19% + €44,000 at 21% + €10,000 at 23% = €12,680. Work out yours with the calculator or a tax adviser.
Exemptions
When the sale is not taxed in IRPF
Four cases in which the gain is exempt. Main home: in general, at least three years living in it.
01
Reinvestment in a main home
If you sell your main home (vivienda habitual) and reinvest in another main home in the two years before or after, the gain is exempt in proportion to the amount reinvested.
02
People over 65
If you are over 65 and sell your main home, the gain is exempt.
03
Handover in settlement of the debt (dación en pago) or repossession
The gain is exempt when the property is the main home, subject to requirements.
04
Life annuity from age 65
People over 65 can also make the gain on other properties exempt by reinvesting in a life annuity, up to a maximum of €240,000.
Can't see your situation here?
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Sale, inheritance or rental: the price and the purchase date are enough.
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Frequently asked questions
Questions about tax on the sale
What taxes does the seller of a home pay?
The capital gain in personal income tax (IRPF), in the following year's return, and plusvalía municipal, within 30 working days.
How much do you pay the Tax Agency for selling a flat?
It depends on the gain: it is taxed in the savings base, at between 19% and 30%. If you sell for less than it cost you, you pay no IRPF.
How is the capital gain on the sale of a home calculated?
From the sale price, minus its costs (estate agent, plusvalía, notary fees borne by you), you subtract the purchase price plus its costs, taxes and improvements. The difference is taxed in the income tax return.
What costs are there in selling a flat with a mortgage?
The usual ones plus those of cancelling the mortgage: the bank's fee, if any, notary and registry. It can be done on the same day as the sale with the buyer's money.
How is renting out a home taxed?
As income from real estate capital. If it is the tenant's main home, it is reduced by 50-90% in contracts from 26 May 2023 to 1 December 2026 and by up to 100% in new ones (Royal Decree-Law 26/2026).
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