Property purchase taxes in Spain: the real cost of buying at HDA in 2026
By Home Kare · 9 min read · Buyer’s Guide
Property purchase taxes in Spain are the part of a budget that buyers most often underestimate. The headline price is only the start, because taxes and fees add a meaningful amount on top. The exact figure also depends on whether you buy a resale home or a new build. Therefore, the Home Kare team has broken down every cost for a purchase at Hacienda del Álamo in 2026 — using the latest Region of Murcia rates — so you can budget with no surprises.
Here is the most useful rule to remember. Resale homes and new builds are taxed in completely different ways. Once you know which you are buying, the rest of the numbers fall into place.
7.75%Murcia transfer tax (resale)
10%VAT on new builds
1.5%Stamp duty on new builds
10–14%Total costs over the price
Resale homes: transfer tax (ITP) at 7.75%
When you buy a resale property at HDA, you pay Transfer Tax — the Impuesto sobre Transmisiones Patrimoniales, or ITP. This is the largest of the property purchase taxes in Spain for most buyers. In the Region of Murcia, the general rate is 7.75% as of 2026, reduced from 8% under Ley 3/2025. The tax applies to the higher of the agreed price or the official reference value. You then declare and pay it within 30 working days of signing the deed.
💡 Murcia cut its rate in 2025
The Region of Murcia lowered the general ITP rate from 8% to 7.75% in July 2025. On a €200,000 resale home, that is €15,500 in transfer tax. Reduced rates of 3% can apply to younger buyers and large families buying a main home, though these rarely fit international holiday-home buyers.
New builds: VAT plus stamp duty
A brand-new home bought from a developer is taxed differently. Instead of ITP, you pay VAT (IVA) at 10% of the price. On top of that comes Stamp Duty — Actos Jurídicos Documentados, or AJD — which Murcia set at 1.5% in 2025. So a new build carries a combined 11.5% in tax, slightly more than a resale. However, the two taxes are mutually exclusive: you never pay both ITP and VAT on the same purchase.
| Tax / fee | Resale home | New build |
|---|---|---|
| Transfer tax (ITP) | 7.75% | — |
| VAT (IVA) | — | 10% |
| Stamp duty (AJD) | — | 1.5% |
| Notary | ~0.5–1% | ~0.5–1% |
| Land Registry | ~0.4–0.7% | ~0.4–0.7% |
| Legal / lawyer | ~1% (+ VAT) | ~1% (+ VAT) |
The other fees every buyer pays
Beyond the main tax, three fees apply to every purchase. The notary charges for preparing and witnessing the title deed. The Land Registry charges to register the home in your name. Your lawyer charges for due diligence and handling the transaction, usually around 1% plus VAT. Together, these typically add roughly 2–3% to the price. As a result, your total costs land in the 10–14% range over the headline figure.
⚠️ Tax is based on the reference value, not just the price
Murcia calculates ITP on the higher of your agreed price or the Cadastre’s official reference value. If that reference value is higher than what you pay, your tax bill rises with it. Your lawyer can check this figure before you commit, so it never catches you out at completion.
A worked example for Hacienda del Álamo
Imagine a resale villa at HDA priced at €250,000. The transfer tax at 7.75% comes to €19,375. Notary, Land Registry and legal fees add roughly €6,000–€7,500 more. In total, you would budget around €275,000–€277,000 to complete. A new build at the same price would instead carry €25,000 in VAT plus €3,750 in stamp duty, then the same fees on top.
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Common mistakes about property purchase taxes in Spain
After guiding many buyers through completion, we see the same costly assumptions repeat.
Budgeting only for the price
Taxes and fees add 10–14%. A buyer who saves only the asking price will be short at the notary.
Mixing up resale and new-build taxes
Resale homes carry ITP; new builds carry VAT plus stamp duty. Knowing which applies changes your total cost.
Forgetting the reference value
Tax is charged on the higher of the price or the official reference value. A low price does not always mean a low tax bill.
Missing the 30-day deadline
Transfer tax is due within 30 working days of signing. Late payment adds surcharges and interest, so let your lawyer handle it promptly.
Frequently asked questions about property purchase taxes in Spain
How much tax do I pay buying a home at Hacienda del Álamo?
For a resale home in the Region of Murcia, you pay transfer tax (ITP) at 7.75% in 2026. A new build instead carries 10% VAT plus 1.5% stamp duty. On top of either, allow around 2–3% for notary, Land Registry and legal fees, giving a total of roughly 10–14% over the price.
What is ITP and when do I pay it?
ITP is the transfer tax on resale homes, set at 7.75% in Murcia since the Ley 3/2025 reduction from 8%. It applies to the higher of the price or the official reference value. You declare and pay it within 30 working days of signing the title deed.
Do new builds cost more in tax than resale homes?
Slightly. A new build carries 10% VAT plus 1.5% stamp duty, a combined 11.5%, versus 7.75% transfer tax on a resale. The two systems are mutually exclusive, so you pay one route or the other, never both.
What is the official reference value?
It is a value the Cadastre assigns to each property. Murcia charges purchase tax on the higher of your agreed price or this reference value. If the reference value exceeds your price, your tax bill is based on the higher figure, so check it before you commit.
Are there reduced tax rates I might qualify for?
Murcia offers reduced ITP rates, such as 3% for younger buyers and large families purchasing a main home. These are aimed at primary residents and rarely fit international holiday-home buyers, but your lawyer can confirm whether any apply to your situation.
Can I include these taxes in my mortgage?
No. Spanish banks lend against the property value, not the purchase taxes and fees. You therefore need the full 10–14% in cash, separate from your deposit. Planning this from the outset avoids a shortfall close to completion.
Official sources: the Region of Murcia tax authority (ATRM) publishes the current ITP and AJD rates, and Spain’s national tax agency (AEAT) covers VAT on new-build homes.
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