When you sell a €300,000 home in Spain that you bought for €180,000 twelve years ago, with a 3% agent and not as your main home, you pay about €1,080 of municipal plusvalía, €10,890 to the agent and €20,242 of income tax: you keep about €267,500 before repaying the mortgage.
This calculator is the other side of the home buying costs simulator: here are the taxes and costs the seller pays. Every parameter comes from the BOE (Spain's official gazette) and is linked below.
Municipal plusvalía: objective or real method
Since Royal Decree-law 26/2021, the tax on the increase in urban land value (IIVTNU) is calculated in two ways and you pay the lower one (art. 107 of the Local Finance Act):
- Objective: cadastral land value × a coefficient for the full years you owned the home (under one year, by months). The town hall may lower the coefficient and reduce a new cadastral value by up to 60%.
- Real: (sale price − purchase price, without costs) × cadastral land value / total cadastral value.
The town hall's rate, at most 30%, is applied to that base (art. 108). If there is no gain there is no tax (art. 104.5), but you must file and prove it with the deeds.
Maximum coefficients by years of ownership:
Sales up to 30/11/2026 (Royal Decree-law 8/2023, art. 24): <1: 0.15 · 1: 0.15 · 2: 0.14 · 3: 0.14 · 4: 0.16 · 5: 0.18 · 6: 0.19 · 7: 0.20 · 8: 0.19 · 9: 0.15 · 10: 0.12 · 11: 0.10 · 12: 0.09 · 13: 0.09 · 14: 0.09 · 15: 0.09 · 16: 0.10 · 17: 0.13 · 18: 0.17 · 19: 0.23 · ≥20: 0.40
Sales from 01/12/2026 (Royal Decree-law 29/2026, art. 10): <1: 0.17 · 1: 0.16 · 2: 0.16 · 3: 0.17 · 4: 0.17 · 5: 0.19 · 6: 0.21 · 7: 0.23 · 8: 0.24 · 9: 0.25 · 10: 0.22 · 11: 0.18 · 12: 0.14 · 13: 0.12 · 14: 0.11 · 15: 0.11 · 16: 0.11 · 17: 0.11 · 18: 0.13 · 19: 0.20 · ≥20: 0.30
Income tax (IRPF): the capital gain
The gain is the sale value (price minus selling costs, including the plusvalía) minus the purchase value (price plus purchase costs, taxes and improvements), under art. 35 of the Income Tax Act. It is taxed in the savings base with the combined state and regional scale (arts. 66 and 76): 19% up to €6,000, 21% up to €50,000, 23% up to €200,000, 27% up to €300,000 and 30% above that.
- Reinvestment in a main home (art. 38.1): the part of the gain in proportion to what you reinvest over the amount obtained is exempt; if there was a loan, the amount obtained is net of the outstanding loan repaid (art. 41 of the Income Tax Regulation).
- Over 65 (art. 33.4.b): selling their main home is tax-free.
Cancelling the mortgage
The early repayment commission is capped by art. 23 of Ley 5/2019: on variable loans, 0.15% in the first 5 years or 0.25% in the first 3 (as agreed); on fixed loans, 2% in the first 10 years and 1.5% afterwards. The cancellation deed and its registration are charged as a document without stated value and at the minimum fee (art. 8 of Ley 2/1994).
Example
| Item | Amount |
|---|---|
| Sale price (15/11/2026; bought on 10/03/2014 for €180,000 + €15,000 of costs) | €300,000.00 |
| Plusvalía: objective €40,000 × 0.09 = €3,600 (real: €120,000 × 40% = €48,000) × 30% | − €1,080.00 |
| Agent: 3% + VAT | − €10,890.00 |
| Energy certificate (example) | − €150.00 |
| Notary and registry for the cancellation (12-year variable mortgage, no commission) | − €136.66 |
| Income tax: gain 287,880 − 195,000 = €92,880 → 1,140 + 9,240 + 9,862.40 | − €20,242.40 |
| Net from the sale | €267,500.94 |
| Outstanding mortgage repaid | − €60,000.00 |
| Cash you keep | €207,500.94 |