The quiet alternative to Barcelona — Girona province, freely lettable (with an HUTG licence), a growing German–Dutch market.
Girona province is exempt from the Ley de Vivienda 2023 rent cap — market-rate and tourist letting (HUTG licence) possible. In the city of Barcelona rent is capped.
Up to 70% of the lower of purchase price and tasación, term up to 25 years — fixed, variable or mixed.
About 12–13%: ITP 10% in Catalonia, notary 0.5–1%, land registry 0.5%, lawyer 1%, plus NIE.
The Costa Brava lies in Catalonia, which levies an ITP staggered by purchase price: from 10 % up to 13 % in the upper bands (Decret Llei 5/2025). That places Catalonia among the more expensive regions for transfer tax — partly offset by the often lower entry prices, compared with Mallorca or Marbella, in towns such as Lloret de Mar, Tossa de Mar or Begur. The ITP is the largest single item; budget around 11 to 13 % in total costs. Important for financing: banks finance the purchase price, not the incidental costs, and lend against the lower of purchase price and tasación — you must cover the ITP from equity in addition. Girona and Barcelona airports serve the coast. As of 07/2026; the Catalan rules in force at the time of purchase govern.
The city of Barcelona is under a strict rent cap (Ley de Vivienda 2023). For investors that means capped rents, higher letting risk and weaker returns. The Costa Brava (Girona province) is exempt — you can let at market rates, both long-term and to tourists (with a municipal HUTG licence).
Lloret de Mar — an established resort with good rental demand. Tossa de Mar — historic character, premium segment. Begur and Cadaqués — exclusive, with high value stability. L'Estartit — marina setting, an insider tip. The city of Girona — cultural, lettable year-round.
As everywhere in Spain: up to 70% loan-to-value for non-residents, 30% equity plus 10–13% purchase costs (ITP, notary, land registry, NIE). A Spanish mortgage with a fixed, variable or mixed rate — term up to 25 years.
Rents freely negotiable. Tourist letting possible with a municipal HUTG licence. Seasonality more even than on the Costa del Sol.
After Mallorca, the Costa Brava is the second most important market for Dutch buyers in Spain. I advise both language groups.
Girona-Costa Brava (GRO) and Barcelona-El Prat (BCN). The AP-7 connects the whole coast. A day trip from Germany is possible.
19% rental income tax (IRNR) for EU residents, with deductible mortgage interest. Wealth tax from approx. €500,000 of property (as of 2026, to be clarified with a tax adviser).
Concrete sample calculations for typical foreign buyers — as a guide for your own plan.
| Item | Amount |
|---|---|
| Equity | €130,000 (41%) |
| Mortgage | €190,000 (59%) |
| Purchase costs (~11%) | ~€41,600 (ITP 10% Catalonia) |
| Loan-to-value | 59% LTV |
| Example payment (20 yrs, 3.2%) | ~€1,050/month |
| Bank type | Major Spanish bank · Catalonia |
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
| Item | Amount |
|---|---|
| Equity | €220,000 (40%) |
| Mortgage | €330,000 (60%) |
| Purchase costs (~13%) | ~€71,500 (ITP 10% Catalonia) |
| Loan-to-value | 60% LTV |
| Example payment (20 yrs, 3.2%) | ~€1,820/month |
| Bank type | Spanish private bank · Girona province |
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
Pre-filled with typical values for this region — adjust and calculate.
Guide value without guarantee. Spain: max. 70%, Portugal: max. 80% loan-to-value for non-residents. Purchase costs = ITP/IMT + notary + land registry + lawyer + NIE/NIF. Total outlay = equity + purchase costs + all payments over the term. For a binding offer, contact us.
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
The complete breakdown with your exact figures — loan, equity required, total interest — straight to your inbox.
The Costa Brava belongs to Catalonia — the only region covered here without a flat relief. That makes the timing of a transfer matter more here than elsewhere. A paid-off property in the Costa Brava does not have to be sold to free up capital — it can be mortgaged instead.
For inheritance, the rules of the autonomous community holding the highest value of the Spanish estate apply. With a single Spanish property that is simply its region. The relief must be claimed within the filing deadline — miss it and it becomes contentious.
How far a Spanish bank will go on an unencumbered property, what changes with the owner's age, and what the released money may be used for is set out in full under releasing capital from a Spanish property.
A gift of the released money to a child is taxed in Germany, not in Spain — see inheritance and gift tax in Spain. This is not tax advice; Inheritance tax, groups I and II (parents, children, spouses). Autonomous tax law changes; review quarterly.
Planning a purchase on the Costa Brava? A free initial consultation in English — also German, French, Dutch, Spanish, Russian. I review your situation and find the right bank in Spain.
Monthly instalment, total cost and equity requirement for your exact figures.
Anonymised examples of how buyers financed their property on the Costa Brava.