The municipal plusvalía (officially IIVTNU) is the tax your town hall charges when a property changes hands: by sale, inheritance or gift. It is one of the most misunderstood costs for sellers in Alicante and Benidorm. Here is how it really works in 2026.
What it actually taxes
It does not tax the building — it taxes the increase in the value of the urban land between the date you acquired the property and the date you transfer it. The key figures are the cadastral land value (shown on your IBI bill) and the number of years you have owned it.
Two calculation methods — choose the cheaper
Objective method: cadastral land value × a coefficient approved by the town hall based on years of ownership × the tax rate (capped at 30%).
Real method: your actual gain (sale minus purchase) in the proportion the land represents of the total cadastral value, × the tax rate.
You are entitled to whichever result is lower. For small or recent gains the real method usually wins; for long-held properties, sometimes the objective one. We run the comparison for you before you sign.
No gain, no tax (but you must claim it)
Spain's Constitutional Court settled it: with no real increase in value there is no tax. If you sell for less than you paid, submit both deeds to the town hall and claim the exemption — it is never applied automatically.
Deadlines
30 working days from the deed of sale (6 months for inheritances, extendable). Every municipality has its own coefficients and rate, so the bill can differ noticeably between towns for similar homes.
Selling? When we prepare your sale we calculate your plusvalía under both methods so you know the real figure before setting your price. Also useful: all costs and taxes when selling.
General guidance under 2026 rules; not tax advice.
Frequently asked questions
Who pays the plusvalía tax, buyer or seller?
In a sale, the seller pays. In an inheritance or gift, the person receiving the property pays. Private agreements between the parties do not bind the town hall.
What is the deadline to pay?
30 working days from signing for sales and gifts. For inheritances, 6 months from the death, extendable by another 6 months if requested in time.
What if I sell at a loss?
If you can prove with both deeds that there was no increase in value, no tax is due. But you must expressly claim the exemption — it is not automatic.
How is plusvalía calculated in 2026?
There are two methods and you may choose the cheaper: the objective method (cadastral land value times a coefficient based on years of ownership) and the real method (your actual gain in proportion to the land value). Each town hall sets its rate, capped at 30% of the base.
Is plusvalía deductible from capital gains tax?
Yes. The plusvalía you pay is deducted from the sale value when calculating your taxable gain, so always keep the receipt.