How much it costs to sell a property in Spain: commission, plusvalía, IRPF and other costs

1. Estate agency fees

If you sell through an estate agency, the fees are usually the most visible cost. They can be agreed as a percentage of the sale price or, in some mandates, as a fixed fee. The important thing is that the agreement clearly states:

• the calculation basis (sale price, with or without VAT in special cases);
• when they fall due;
• whether marketing costs are charged separately;
• what happens if you find the buyer yourself.

Comparing only the percentage without looking at the service (marketing, buyer vetting, notary coordination) is a poor metric.

2. Municipal plusvalía tax (IIVTNU)

The Tax on the Increase in Value of Urban Land (IIVTNU) is managed by the local town hall. It taxes the increase in land value during the period of ownership, under rules and calculation methods that have changed in recent years.

Do not assume that it "always results in a tax bill" or that it is "always nominal". It depends on the municipality, the dates of acquisition and transfer, and whether there was actually an increase in value. Request an indicative calculation from your town hall or an advisor before deciding on the net price you require.

3. IRPF: capital gains

In your annual tax return (IRPF), selling a property can generate a capital gain (or loss). Broadly speaking, the transfer value is compared with the acquisition value, adjusting for deductible expenses permitted under current regulations.

There are special circumstances (main residence, reinvestment, individuals over a certain age, etc.) that may alter tax liabilities. Do not take them for granted without cross-checking them against your tax situation. Miscalculating your net proceeds after IRPF is one of the most unpleasant surprises in the year following the sale.

4. Mortgage cancellation

If there is an active mortgage, part of the sale price is usually used to clear the debt. Beyond the remaining principal, the following may apply:

• interest up to the date of cancellation;
• early cancellation fees, if stipulated in the mortgage contract;
• administrative legal management (gestoría), notary and land registry fees to cancel the mortgage.

Request a debt certificate and cancellation terms from your bank well in advance. If the sale price does not cover the balance, the transaction requires a plan (additional funds, debt write-off, or another mechanism). Do not improvise on the day of signing.

5. Certificates and documentation

These are smaller costs compared to the sale price, but very real:

• land registry excerpt (nota simple);
• energy performance certificate;
• community fees and IBI tax certificates;
• where applicable, occupancy certificate (cédula) or other regional documents.

Costs vary depending on the provider and urgency. What is truly expensive is not having them ready and losing the buyer.

6. Other potential costs

• Solicitor / lawyer, if you want a review of the deposit agreement (arras) or title deed.
• Home staging or minor repairs to improve saleability (a commercial choice, not mandatory).
• Cancellation of other charges (liens, attachments, etc.).
• For protected housing (VPO/VPP) in the Comunidad de Madrid: potential repayment of subsidies or disqualification (descalificación) procedures, which require a separate process.

How to estimate your net figure realistically

1. Expected sale price (realistic).
2. Minus: outstanding mortgage and cancellation costs.
3. Minus: estate agency fees (if applicable).
4. Minus: estimated municipal plusvalía tax.
5. Minus: provision for IRPF (even if settled later).
6. Minus: certificates and unforeseen document costs.

That final figure, rather than the listing price on property portals, is what you should use to decide whether an offer works for you.

Common mistakes

• Confusing the listing price with net money in your bank account.
• Forgetting IRPF because "I will deal with it next year".
• Accepting opaque fees or signing an agreement without reading it.
• Failing to request the mortgage debt certificate on time.

If you would like a clear cost estimate and a sales strategy aligned with your target net figure, at Sky Real Estate we assist you with this as part of our venta y promoción de viviendas services. It is far better to crunch the numbers before signing deposit agreements than after.