Selling a house in Spain involves several mandatory costs, taxes and administrative steps, so it is important to understand each one before listing your property. Typical seller costs include the estate agent commission, municipal plusvalia, an independent lawyer, the legally required energy certificate and any mortgage cancellation fees. Buyers usually pay the notary and registry for the purchase deed, although local practice can vary between regions. Because costs depend on your tax status, the location of the property, years of ownership and whether a mortgage is in place, there is no single fixed answer. Find out how to estimate, plan and reduce your final outlay in this breakdown of the key expenses involved in selling a house in Spain.
Main seller costs and taxes
Understanding the core expenses is essential when calculating the costs to sell in Spain.
Estate agent commission
Estate agent fees in Spain typically fall between 3 and 6% of the final sale price. It is common for agents to charge 4 to 5% plus IVA at 21%. Higher‑value homes may negotiate a lower rate, while some agencies work on fixed‑fee models instead. Always confirm the commission structure in writing before marketing begins, as this is usually the largest single cost when selling a house in Spain.
Capital gains tax for residents
Resident sellers pay capital gains tax within Spain’s savings base. Updated bands for 2025 reach a top rate around 30%, while earlier published bands include 19, 21, 23, 27 and 28%. Rates can change, and your actual band depends on the taxable gain at the time of sale. Sellers who reinvest in a main residence or qualify for age‑related exemptions may benefit from reliefs, so professional advice is recommended.
Capital gains tax and the 3% retention for non-residents
Non‑resident sellers face additional rules. At completion, the buyer must withhold 3% of the declared price and pay it to the Tax Agency using Form 211. After completion, the seller submits the non‑resident capital gains return to calculate the actual gain, with tax for non‑resident individuals generally charged at 19%. Any excess withheld can be reclaimed, while any shortfall must be paid. This 3% retention is one of the most important considerations for non‑resident sellers.
Municipal plusvalia (IIVTNU)
Plusvalía municipal is a local council tax on the increase in value of the urban land element of a property between purchase and sale. Since the 2021 reform, the objective cadastral method (cadastral land value × a coefficient based on years of ownership, set in the municipal ordinance within legal limits) applies by default, but the seller/taxpayer can expressly opt for the real increase method where it produces a lower taxable base—helping ensure the tax does not exceed the increase actually obtained. If there is no increase in land value, the transfer is not subject to plusvalía, although the seller must usually file and provide the purchase and sale deeds to evidence this. The final amount varies by municipality (coefficients and rate), years owned, and cadastral land values/updates.
Mortgage cancellation costs
If you have a mortgage secured against the property, it must be formally cancelled. This requires signing a cancellation deed before a notary and registering it. Combined notary and registry fees usually run from a few hundred euros to about one thousand euros. Some banks charge an early cancellation penalty, depending on the mortgage terms. Clearing the mortgage in advance or confirming fees early helps prevent delays at completion.
Energy efficiency certificate
An energy efficiency certificate is mandatory when selling a house in Spain. The document records the property’s energy rating and is valid for ten years. Typical prices range from 50 to 200 euros depending on size, location and provider. From 2030, national rules are set to introduce minimum efficiency standards for sales and rentals, so if your property has a low rating, factor in whether timing or small improvements could affect compliance.
Other possible costs
Alongside the main taxes and fees, sellers may face additional expenses depending on the property, negotiation terms and local requirements.
Lawyer
Legal fees are usually a reasonable fixed amount rather than a percentage of the sale price. A lawyer will review contracts, confirm taxes, check municipal debts and oversee completion. Request a written quote with all inclusions to avoid unexpected extras.
Community and local bills
Sellers must provide proof that community fees, IBI property tax and utility bills are fully paid up to the date of completion. Buyers’ lawyers will request receipts and any outstanding charges must be settled before signing.
Extras agreed in the contract
Items such as appliances, furniture or agreed repairs may be included in the negotiation. Depending on what both parties decide, the price may be adjusted up or down. Clarifying these points early avoids disputes at completion.
Who pays the notary and registry?
Common practice is that buyers pay the notary and registry fees related to the purchase deed, while sellers pay the notary and registry costs associated with cancelling an existing mortgage. Customs can differ between regions, so ensure the reservation contract and private purchase agreement clearly specify who covers each fee.
Worked example
The following example illustrates the approximate costs to sell in Spain on a €250,000 property.
Sale price: €250,000
Agent at 5% plus VAT at 21%
Commission: €12,500
VAT: €2,625
Total: €15,125
Plusvalia
Assume a mid‑range town charge of €1,000–€2,000
Actual figure depends on years held and local coefficients.
Energy certificate
Approximately €150
Lawyer
For example: €1,000
Mortgage cancellation
If you have a loan, allow around €600–€1,000 for notary and registry plus any bank fee if applicable
Resident seller outcome
Subtotal of costs before tax roughly €18,000–€19,000 in this example
Capital gains tax applies to the gain after allowable costs. Use the current savings base bands at the time of filing.
Non resident seller outcome
Buyer withholds three percent of the price, which is €7,500.
You then file the return to compute the gain. Final tax is usually at 19% for non‑residents. Any excess withholding is reclaimed, or any shortfall is paid.
How to reduce unexpected costs
There are several ways sellers can keep expenses under control and avoid surprises during the process.
5 Real Estate’s model
5 Real Estate offers a fixed‑fee alternative to traditional estate agent fees in Spain. Instead of paying a percentage‑based commission, sellers pay a simple €999 + IVA with no sale, no fee and no upfront payments. This removes the largest variable cost in most Spanish property sales and provides full marketing, portal advertising and dedicated local support throughout the process. By eliminating percentage‑based fees, sellers can cut thousands from their total costs when selling a house in Spain.
Lock in scope with your agent and lawyer
Agree on the commission, marketing strategy and contract terms in writing before listing. Ask your lawyer to confirm all taxes, plusvalia estimates and local certificates required so nothing appears unexpectedly at the notary.
Choose the cheaper plusvalia method
Since the 2021 reform, sellers can select whichever plusvalia calculation results in the lower amount. Ask your lawyer or town hall to prepare both methods so you only pay the smallest permitted figure.
Plan for the energy rules
If your sale may occur near future energy‑efficiency deadlines, discuss with your agent or lawyer whether minor upgrades or timing adjustments could help compliance. Being proactive avoids last‑minute issues with Spanish energy certificate requirements.
Final thoughts on selling costs
Most sellers should expect several percent of the sale price to go towards estate agency fees, municipal plusvalia and state taxes. Non‑residents must factor in the 3% retention at completion and then complete a later tax return. Your total costs will depend on years of ownership, town‑hall coefficients, whether you have a mortgage and your tax residency. Begin with written quotes from both your agent and lawyer, then confirm your plusvalia and likely capital gains band under the current rules to avoid any surprises.
Sources
The fee ranges and tax rules in this guide reflect widely referenced industry sources. Estate agent fee practices, capital gains tax bands, non‑resident retention requirements, plusvalia legislation, energy certificate rules and who pays Spanish notary and registry fees are supported by the sources linked above. See Idealista for guidance on notary and registry costs, Immoabroad, Key Currency and Soleada for fee ranges, and Tax Agency and PwC for tax rules. Always cross‑check details with your town hall and a qualified Spanish lawyer before signing.
If you’re considering selling a house in Spain and want a transparent, fixed‑fee option, get in touch with 5 Real Estate today.
