Buying a flat in Spain in 2026: prices, taxes, residency
The price per square metre rose 12.5% in a year, and residence for buying property was abolished back in April 2025. A foreigner can buy without permits, but the purchase tax reaches 10%.
In short
- The average appraised value of housing in Spain is about $2,700 per square metre, over $4,500 in Madrid.
- On resale homes the purchase tax is 6% in Madrid and 10% in Catalonia; new builds carry 10% VAT.
- Residence for buying property has been closed since 3 April 2025.
- A foreigner needs a foreigner identity number, a Spanish bank account and a deal before a notary.
- A tax of up to 100% for non-EU buyers is being debated but has not been passed.
In detail
A foreigner can buy a flat in Spain with no permits and no restrictions by citizenship, but there is no longer residence for buying: the investor programme closed on 3 April 2025. Meanwhile the price per square metre rose 12.5% in a year, and the purchase tax on resale homes reaches 10%. How we select and check properties is explained on the page property in Spain.
How much a flat in Spain costs in 2026
According to Spain's Ministry of Housing, in the second quarter of 2026 the average appraised value of free-market housing was 2,355 euros per square metre, about $2,700, a record high. In Madrid a square metre costs over 4,000 euros, about $4,500. Example calculation: a 70 m² flat at the national average price costs about $190,000.
The most expensive are the capital, Barcelona, the Balearic Islands and the Costa del Sol; inland regions and small towns are cheaper. Life and prices by city are covered in the guides to Madrid, Barcelona, Valencia and Malaga.
Taxes and costs when buying
| Payment | Amount | When |
|---|---|---|
| Property transfer tax | set by the region: 6% in Madrid, 10% in Catalonia | resale homes |
| Value added tax | 10% of the price | new builds |
| Stamp duty | at the regional rate | new builds and mortgages |
| Notary and property register | at state tariffs | any deal |
Example calculation: on a $190,000 resale flat in Madrid the property transfer tax is about $12,000. Dollars are at the European Central Bank rate, rounded up.
Since January 2025 the government has discussed a tax of up to 100% of the price for buyers from outside the EU who do not live in Spain. It has not been passed: in 2026 purchases are taxed at the usual rates.
Up to 10% tax on purchase, and a check that saves more
In Spain the buyer inherits other people's debts along with the flat: unpaid property tax and owners' association fees. Money is also lost on the wrong regional rate, a delayed foreigner identity number and hopes of getting residence for buying. We arrange the foreigner identity number and account, check the property in the land register, handle the notary deal and registration, and find the right ground for your move.
The cost of support depends on the region, the property and the residence you need; a manager will calculate it in the chat.
Does buying a flat give residence in Spain
No. Organic Law 1/2025 closed residence for buying property from 500,000 euros, and new applications have not been accepted since 3 April 2025. People move on other grounds, and owning a flat helps: it proves an address and lowers the expenses taken into account.
- Non-working residence - passive income from $2,700 a month.
- Digital nomad visa - remote work and income from $3,200 a month.
- Startup visa - for the founder of an innovative project.
We compared all the grounds in how to get residency in Spain.
How to buy a flat in Spain: step by step
- Get a foreigner identity number, the tax identification number, issued by the police in Spain or at a consulate.
- Open a Spanish bank account for payments and taxes.
- Check the property in the land register: owner, mortgages, seizures, arrears of property tax and owners' association fees.
- Sign a deposit agreement with the seller.
- Complete the deal before a notary and pay the purchase tax.
- Register ownership in the land register.
Taxes for a non-resident owner
Every year the owner pays municipal property tax. If the flat is not let, a non-resident pays tax on deemed income: 24%, or 19% for EU citizens, on 1.1% or 2% of the cadastral value. Rental income is taxed at the same rates. More on the page taxes in Spain.
FAQ
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Don’t want to figure this out alone?
We handle the whole process end to end: we check your documents, match a program to your situation and give you honest timelines and costs. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
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