Can I add the buying costs to my mortgage?

Generally not. Lenders finance a percentage of the lower of price and valuation, so the taxes and fees are additional cash you need at completion.

Is it cheaper to buy a new build?

Not usually. IVA plus AJD often lands close to or above the ITP on a resale, and it varies by region.

Do I need a lawyer as well as a gestoria?

They do different jobs. A gestoria handles filings and registration; a lawyer checks title, debts, planning and the contract. Most non-resident buyers use both.

What is the NIE and does it cost anything?

A foreigner identification number, required to buy. The fee is small; the delay in obtaining one is the part that catches people out.

What does it actually cost to buy a property in Spain?

Short answer

Between 4.7% and 10.7% of the price on a resale, depending on the region, and almost all of it in cash. A new build usually costs more, 11.2% to 12.7%, because IVA plus stamp duty replaces the transfer tax. Tax is the bulk of it either way; notary, land registry and gestoria are small and predictable.

A mortgage finances a percentage of the property. It does not finance the costs, so these come out of savings.

Rates db@2026-07-22 · effective Jul 22, 2026Every figure on this page comes from that dated table.

Where the money goes

The largest line is the transfer tax: ITP on a resale, or IVA plus AJD on a new build. Which one you pay depends on whether the seller is a developer selling for the first time.

Cost	Amount
Transfer tax, resale (ITP)	€10,000 - €25,000
New build (IVA + AJD)	€26,250 - €30,000
Notary	€800
Land registry	€600
Gestoria	€400

Transfer tax is set by the region, so it is a range rather than a figure. Notary, land registry and gestoria come from the reference fee bands stamped above.

Then the fixed trio. The notary charges on a regulated scale for the deed. The land registry charges to inscribe you as owner. The gestoria handles the filings and the registration, and is optional in principle and near-essential in practice if you are not in Spain.

A lender adds a valuation, and its own costs where those are not absorbed. The 2019 mortgage law moved most lender costs to the bank, but the valuation usually stays with the buyer.

Why the region changes the total

Transfer tax is set by the autonomous community, so the same purchase can differ by several points of the price depending on where the property is. On a mid-market flat that difference is larger than the notary, registry and gestoria combined.

At €250,000, a resale comes to €11,800 to €26,800 of costs on top, or 4.7% to 10.7% of the price. A new build lands at €28,050 to €31,800, or 11.2% to 12.7%. Neither figure includes a lawyer or a lender valuation.

What the tax is charged on

Not necessarily what you paid. The base is the higher of the price and the valor de referencia published by the Catastro. Negotiating below that value does not reduce the tax.

The number that matters

Cash to complete is deposit plus every cost above. It is the figure that decides whether a purchase is possible, and it is routinely underestimated because the listing shows a price and nothing else.

Common questions

Can I add the buying costs to my mortgage?: Generally not. Lenders finance a percentage of the lower of price and valuation, so the taxes and fees are additional cash you need at completion.
Is it cheaper to buy a new build?: Not usually. IVA plus AJD often lands close to or above the ITP on a resale, and it varies by region.
Do I need a lawyer as well as a gestoria?: They do different jobs. A gestoria handles filings and registration; a lawyer checks title, debts, planning and the contract. Most non-resident buyers use both.
What is the NIE and does it cost anything?: A foreigner identification number, required to buy. The fee is small; the delay in obtaining one is the part that catches people out.

Estimate for orientation only - not tax, legal or financial advice. Figures are computed from versioned, dated reference rates and may be incomplete or out of date. Confirm with your gestor / asesor fiscal.