Almost every owner asks the same thing before putting a property on the market: “if I sell for X, how much actually reaches my account?” This calculator gives you an estimate in 30 seconds, using the rates in force in 2026 and the rules that apply in the Valencian Community.
Work out what you keep
Fill in the fields you know. Anything you leave blank is simply ignored.
- Agency fee —
- Notary and energy certificate —
- Capital gains tax (IRPF / IRNR) —
- Municipal plusvalía (estimate) —
- Mortgage cancellation —
- Total costs and taxes —
- You keep roughly —
This is an estimate. The municipal plusvalía depends on the cadastral land value and on the rate each town hall applies, and income tax depends on your personal circumstances. It does not replace advice from a Spanish tax adviser.
What you are actually paying
Capital gains tax. You are taxed only on the profit: sale price minus purchase price, after deducting the costs of both transactions and any improvement works. For Spanish residents the savings scale runs from 19% to 30% in bands. If you sell your main home and reinvest in another main home the gain is exempt, and if you are over 65 selling your main home the exemption is total.
Municipal plusvalía (IIVTNU). Paid by the seller to the town hall within 30 working days of completion. Since 2021 you can choose between the objective method (cadastral land value × a coefficient for years held) and the real method (actual gain × the land share), and keep whichever is lower. If you sell at a loss you do not pay it, but you have to request it and prove it.
Notary and energy certificate. The deed is usually paid by the buyer unless agreed otherwise, but the seller pays for their copy and, more importantly, for the energy performance certificate (€60–130), which is compulsory before the property can even be advertised.
Mortgage cancellation. If you still owe money to the bank there will be an early repayment fee under your contract, plus the cost of removing the charge at the Land Registry: between notary, registry and gestoría this usually runs from €600 to €1,000.
Agency fee. It varies with the service, and it is deductible from your taxable gain — something a lot of sellers never claim.
If you are a non-resident, everything changes
If you are not a Spanish tax resident your gain is taxed under IRNR, not IRPF: a flat 19% if you live in the EU, Iceland, Norway or Liechtenstein, and 24% everywhere else. On top of that, the buyer is legally obliged to withhold 3% of the sale price and pay it directly to the Spanish tax office. That 3% is not an extra tax: it is a payment on account, and if your real tax bill is lower you get the difference back. We explain the whole process step by step in selling as a non-resident: taxes explained.
The mistake that costs the most money
It is none of these taxes: it is getting the asking price wrong. An overpriced property sits on the market for months, collects price reductions and usually sells for less than it would have with a correct price from day one. That gap is normally far bigger than every cost in this calculator put together.
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Request a free valuationFrequently asked questions
Between 5% and 15% of the sale price, depending on how much profit you make and whether there is a mortgage. Most of it is capital gains tax; the rest is the agency fee, municipal plusvalía, energy certificate and mortgage cancellation.
By law the seller does. In practice it is negotiable between the parties, and in strong sellers' markets the buyer sometimes takes it on, but the legal obligation towards the town hall stays with the seller.
You do not pay it yourself: the buyer withholds 3% of the price and pays it to the tax office using form 211. It counts as an advance payment of your final tax bill. If your actual liability is lower, you claim the difference back with form 210.
Yes. The agency fee is a cost inherent to the transfer and is deducted from your taxable gain, in the same way as the energy certificate or the municipal plusvalía. Always keep the invoice.
There is no gain, so there is no capital gains tax, and you can offset that loss against other capital gains over the following four tax years. You should not have to pay the municipal plusvalía either, but you must claim it and prove with the deeds that there was no increase in land value.