ITP Spain, IMT, notary, land registry, lawyer — the full cost overview for buyers in Spain and Portugal. ITP is the transfer tax Spain charges on a resale purchase, and the rate depends on the region.
In Spain 10–13% of the price — the largest item is the regional ITP (transfer tax, 6.5–13%), plus notary, land registry, lawyer and NIE. In Portugal around 10–11%.
Yes — purchase costs can't be financed and come on top of equity. At 70% LTV with 11% costs you need about 41% of the price in your own funds.
Since 2018 the bank, not the buyer (Real Decreto-ley 17/2018). You pay AJD only on a new build, on the purchase deed.
Budget roughly 10 to 13 % in purchase costs on top of the price when buying in Spain — Portugal is similar. The largest item is transfer tax: in Spain the ITP on resale properties, whose rate varies by autonomous region, and on new builds the IVA plus AJD instead. In Portugal the staggered IMT plays this role. Add notary and land registry, legal fees, and — if you finance — the cost of the tasación (valuation) and bank charges. Crucial for your calculation: banks finance the purchase price, not the incidental costs. You must cover those from equity, on top of your share of the price, because only the lower of price and tasación is lent against. Buyers who build the purchase costs into their financing from the start avoid the most common gap among German buyers just before the notary appointment: enough money for the property, too little for everything around the purchase.
When buying a resale property in Spain, the ITP (Impuesto de Transmisiones Patrimoniales) applies — and its rate depends on the autonomous community. In Portugal the equivalent is called IMT and is tiered. This makes considerable differences.
ITP 6.5 % on resale. New builds: IGIC 7 % instead of IVA 10 %, plus AJD 0.75 % on the deed.
ITP 7 % on resale. Wealth tax effectively 0 (100 % rebate).
ITP from 8 %, tiered up to 13 %. Increased wealth-tax allowance of €3m per person.
ITP banded 10–13 % (Decret llei 5/2025): 10 % to €600,000, 11 % to €900,000, 12 % to €1.5m, 13 % above. Lower entry prices compensate.
ITP 9 % up to €1m, 11 % above (since 01/06/2026, Law 5/2025). Solid rental yields partly offset.
ITP 6 %. Partial reductions for a main residence.
On a typical Mallorca purchase of €400,000 you pay approx. 10–11 % in costs on top:
| Item | Amount |
|---|---|
| ITP 8 % (Balearics) | €32,000 |
| Notary (0.5–1 %) | €2,000–4,000 |
| Land registry (0.3–0.5 %) | €1,200–2,000 |
| Lawyer (1 %) | €4,000 |
| NIE application | ~€12 (state) + €200–600 (service) |
| Total costs | ~€39,500–42,500 (10–11 %) |
Model calculation, no guarantee. Actual costs vary by notary, lawyer and mortgage.
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
Portugal levies a tiered IMT (Imposto Municipal sobre Transmissões) based on the purchase price. Tendency: smaller properties are taxed cheaply, large ones progressively higher. Plus stamp duty IS 0.8 %, notary, NIF. In total around 10–11 % in costs. Note for non-residents: since 25 May 2026 a flat IMT of 7.5 % applies to buyers without Portuguese tax residence (DL 97/2026, Art. 6 — the progressive tiers no longer apply to you), unless you become tax resident within two years or let at a moderate rent. Worked examples and exceptions in detail.
What was actually paid in this area. Portal prices are what sellers ask. What was recorded at the notary is published by the Spanish notaries themselves: the Portal Estadístico del Notariado — free, no registration, and searchable down to postcode level. In the first quarter of 2026 the prices paid ran 29 per cent below asking prices, the widest gap since 2007. For a mortgage that is the figure that counts: the bank's valuer works from completed sales, not from listings.
→ Portal Estadístico del Notariado · What that means for your financing · Where the numbers come from
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