Hidden Costs When Buying Property in Spain: Costa Brava

The purchase price is not what you pay for a property in Spain. Every buyer in Catalonia pays a further 12–15% on top — in taxes, professional fees, and administrative costs. For a €600,000 villa on the Costa Brava, that means an additional €68,000–€90,000 before you hold the keys. Knowing exactly what those costs are prevents the most expensive surprise in Spanish property purchases.

This guide covers every cost a buyer on the Costa Brava will face in 2025, with real figures based on current legislation — specifically Catalonia’s updated ITP progressive scale, which took effect on 27 June 2025 under Decreto Ley 5/2025.

Why Catalonia Is Different From the Rest of Spain

Property purchase costs in Spain vary significantly by region. A buyer in Madrid pays 6% ITP on the purchase price. The same buyer in Catalonia pays a minimum of 10% — and up to 13% on amounts above €1,500,000. On a €600,000 purchase, that gap is €24,000 compared to Madrid alone. Figures circulating online for “Spanish property buying costs” often cite 10–12% based on national averages, which understates what buyers actually pay in Catalonia on mid-to-high value properties.

The ITP: Catalonia’s Progressive Scale Since June 2025

The Impuesto sobre Transmisiones Patrimoniales (ITP) is the main tax on resale property purchases in Spain. It is paid by the buyer within 30 days of notary signing. Since 27 June 2025, Catalonia applies a progressive structure under Decreto Ley 5/2025, replacing the previous flat rate of 10%:

• Up to €600,000: 10%
• €600,001 to €900,000: 11% on the amount within this bracket only
• €900,001 to €1,500,000: 12% on the amount within this bracket only
• Over €1,500,000: 13% on the amount above this threshold

This works like income tax brackets. A property at €800,000: 10% on the first €600,000 (€60,000) + 11% on the remaining €200,000 (€22,000) = €82,000 total ITP. Effective rate: 10.25%, not a flat 11%.

A separate 20% rate applies when the buyer is a gran tenedor — owning more than 10 residential properties in Catalonia, more than 1,500m² of residential built area, or 5+ properties in a declared stressed zone. Currently 271 Catalan municipalities are stressed zones, including Girona. The 20% rate also applies when buying an entire residential building. (Verify your specific situation with a Spanish tax advisor.)

New Build vs Resale: A Different Tax Structure

New build properties are not subject to ITP. Instead, buyers pay IVA (VAT) at 10% plus IAJD (stamp duty) at 1.5% in Catalonia — a total tax of 11.5%. This is higher than the 10% ITP on resale below €600,000. Above €900,000, resale becomes progressively more expensive in tax terms while new build stays fixed at 11.5% regardless of price.

The Total Cost of Purchase: Real Figures for the Costa Brava

Combining ITP at the progressive rate, notary, registry, gestor, and legal fees at 1%, here is what a buyer on the Costa Brava pays above the purchase price in 2025 on a standard resale:

• €400,000: approximately €46,000–€47,000 additional (11.5–11.8%)
• €600,000: approximately €68,000–€70,000 additional (11.3–11.7%)
• €800,000: approximately €92,000–€95,000 additional (11.5–11.9%)
• €1,200,000: approximately €149,000–€153,000 additional (12.4–12.8%)

Notary, Registry and Legal Fees

Notary fees are set by royal decree — non-negotiable, identical at every office. Standard sale deed: €600–€1,500 depending on price and complexity. Land registry: €400–€900. Both paid by the buyer at or shortly after notary signing. Your gestor typically handles the registry submission — an additional €300–€500 most buyers do not initially budget for.

Property lawyers typically charge 1% of purchase price + 21% IVA, minimum around €2,500–€3,000. On a €600,000 purchase: approximately €7,260 including IVA. Not legally required — but essential. A lawyer checks the Nota Simple, confirms planning status, verifies no outstanding community debts, and reviews the private contract before you sign.

Costs Most Buyers Miss

Bank draft fee. At notary, payment is made by banker’s draft. Spanish banks charge ~0.3–0.5% to issue it. On €600,000: €1,800–€3,000.

Property valuation. Required by the bank if you take a mortgage. Cost: €300–€600, paid by the buyer.

Currency conversion costs. Converting GBP, PLN or USD through a standard bank costs 2–3.5% of the amount. On €600,000 from a UK buyer: £12,000–£21,000 — avoidable through a currency specialist, but real if ignored.

Utility connections. Electricity, water, internet reconnection for vacant properties: €150–€200 each.

Community fee arrears. Unpaid fees by the seller pass to the new owner under Spanish law if not checked. Your lawyer verifies this before signing.

NIE processing. The NIE itself costs €10–€20, but getting it through a consulate abroad takes 3–6 months. Start early — without NIE no transaction is possible.

How to Budget Correctly for a Costa Brava Purchase

The working rule: add 13–14% to the asking price as your baseline additional cost for a standard resale in Catalonia. Add €3,000–€5,000 for bank draft, utility connections, and first community fee quarter. If buying with a mortgage, add €800–€1,500 for the valuation.

A buyer with €700,000 total available has approximately €610,000–€615,000 for the purchase price — not €700,000. The remaining €85,000–€90,000 goes to taxes and fees. Working this out before viewing properties means you search in the right range and avoid discovering a shortfall three weeks before notary signing.

Frequently Asked Questions

Does ITP apply to garages and storage rooms?

Yes, if included in the same title deed as the main property. If they have a separate title deed, they are a separate transaction with their own ITP calculation. Confirm the title structure of any property before proceeding.

When did the Catalonia progressive ITP scale come into force?

27 June 2025, under Decreto Ley 5/2025. Transactions signed before that date were subject to the previous flat rate of 10%. The change applies to the notary signing date, not the private contract or reservation date.

Who pays the estate agent commission in Spain?

The commission is typically paid by the seller, not the buyer. As a buyer on the Costa Brava you should not normally pay an agency fee. Always verify any arrangement in writing before signing anything.

Can I negotiate notary and registry fees?

No. These are set by national legislation and are non-negotiable. As the buyer, you have the right to choose which notary to use — fees will be identical regardless of which you select.

What is the ITP payment deadline?

Within 30 days of notary signing, to the Agència Tributària de Catalunya using Modelo 600. Your gestor or lawyer handles this in practice. Late payment carries interest and penalties. Underpayment can be reassessed for up to four years after signing.

Before You Start Searching, Start With a Budget

The single most avoidable mistake is calculating affordability on the asking price rather than the total cost. On a €700,000 property the gap is €84,000–€105,000 in additional outlay before you move in.

At VivendaNova we discuss total budget structure with every buyer before property selection begins. For the full buying process, read our guide to buying property in Costa Brava in 2026. For current market conditions, see our Costa Brava property market report 2025–2026.

Contact VivendaNova to discuss your budget and property search →