The first question every owner asks: “if I sell, how much do I actually keep?” The short answer: taxes and costs on a sale in Alicante or Benidorm typically add up to between 5% and 15% of the price, depending on your gain and situation. Here is the full breakdown, updated for 2026.
The seller's 4 main costs
1. Capital gains tax (IRPF). You are taxed only on the profit: sale price minus what the property cost you (including costs and invoiced improvements). Rates run from 19% to 30% in brackets. Key exemptions: reinvesting in your main home, and being over 65 when selling your main residence. Non-resident sellers: the buyer withholds 3% of the price on account of your tax — refundable if your final bill is lower.
2. Municipal plusvalía (IIVTNU). Paid by the seller to the town hall within 30 working days. Since 2021 you may choose the lower of two calculation methods, and if you sell without a gain you can apply for exemption. Full details in our plusvalía guide.
3. Mortgage cancellation (if applicable): the early-repayment fee in your loan contract plus registry cancellation (around 600-1,000 € in notary, registry and agency fees). More in selling with an outstanding mortgage.
4. Agency fees. These vary by service level. At VITALITY we sell under exclusive mandate with professional photography and premium marketing — and our fee is deductible from your taxable gain.
Smaller costs to budget for
The energy performance certificate (60-130 €), the second-occupancy licence where applicable, the year's IBI property tax (owed by whoever owns the property on 1 January, usually pro-rated by agreement) and being up to date with the community of owners. See the full checklist in documents needed to sell.
A worked example
You bought for 120,000 € (130,000 € with costs) and sell for 200,000 €. Your taxable gain is not 80,000 €: you deduct plusvalía, agency fees and selling costs first, and tax applies in brackets only to that net gain. At a first visit we run your exact numbers alongside the valuation, so you can decide with real data.
This is general guidance, not tax advice. Always confirm your case with a professional.
Frequently asked questions
How much tax do I pay when selling my home in Spain?
Capital gains tax ranges from 19% to 30% in brackets, and only on your net profit (sale price minus purchase price and deductible costs), not on the full price. Non-residents from the EU/EEA pay 19% on the gain. Exemptions exist for over-65s selling their main home and for reinvestment in a main residence.
What costs can I deduct to reduce the taxable gain?
From the sale value you can deduct the municipal plusvalía tax, agency fees and selling costs; to the purchase value you can add the transfer tax you paid, notary, registry and invoiced renovation works. All of this reduces the taxable gain.
Do I pay tax if I sell at a loss?
If there is no real gain you do not pay capital gains tax, and in principle no municipal plusvalía either — but the plusvalía exemption must be claimed and evidenced with both deeds; it is not applied automatically.
What about the 3% retention for non-residents?
If the seller is non-resident in Spain, the buyer must withhold 3% of the price and pay it to the tax office on account of the seller's capital gains tax. If your final tax is lower, you can claim the difference back.
How much is the energy performance certificate?
Roughly 60-130 euros depending on the property size. It is compulsory to advertise and sell; VITALITY arranges it for you.