Guide: Housing

Notary, Registry, and Closing Costs in Spain: Buyer Budget Guide

A practical 2026 guide to Notary, Registry, and Closing Costs in Spain for expats, with clear decisions, timelines, and action steps.

February 11, 2026Updated February 12, 2026

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Spain offers a desirable lifestyle, but navigating property purchases can be complex and costly if not planned meticulously. This guide clarifies the Notary, Registry, and Closing Costs in Spain to help you budget accurately and avoid last-minute financial surprises.

Last reviewed on February 12, 2026. Requirements and timelines can change by province, office, and consulate. Confirm current rules with official sources before filing or paying fees.

Clear promise

You will leave this guide with a practical execution plan, a document checklist, and a realistic timeline you can apply this week.

Quick reality check

This path is usually a good fit if:

You want clear legal terms before transferring money or signing.
You can compare multiple options instead of taking first available inventory.

This path is harder if:

You need immediate housing in a tight market.
You are negotiating remotely with limited local verification.

Decision questions to answer first

What one-time costs apply to your purchase structure?
How should funds be staged before closing day?
Which invoices and receipts must be preserved after signing?

Step-by-step main guidance

1. Understand Notary Fees (Gastos de Notaría)

The notary in Spain is a public official who ensures the legality of contracts and public deeds (Escritura Pública). Their fees are fixed by law, typically ranging from 0.2% to 0.5% of the property's declared value, with higher fees for lower value properties. Expect standard purchase notary fees to be between €600 and €1,000.

2. Factor in Property Registry Fees (Gastos de Registro de la Propiedad)

After the public deed is signed before a notary, it must be registered in the Property Registry (Registro de la Propiedad). This legally establishes your ownership. These fees are also regulated and are usually around 0.1% to 0.25% of the property value, often falling between €400 and €700 for a typical transaction.

3. Account for Applicable Property Taxes

Property taxes are often the largest closing cost. The type and amount depend on whether you are buying a new or resale property.

Resale Properties: You will pay Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales - ITP). This is calculated on the purchase price and varies significantly by autonomous community, typically ranging from 6% to 11%.
New Build Properties: You will pay VAT (IVA) at 10% (or 6.5% in the Canary Islands) plus Stamp Duty (Impuesto de Actos Jurídicos Documentados - IAJD), which ranges from 0.5% to 1.5% depending on the region.

4. Budget for Legal and Gestoría Fees (Abogado y Gestoría)

It is highly recommended to hire an independent lawyer (abogado) to conduct due diligence, review contracts, and represent your interests. Legal fees typically range from 1% to 1.5% of the purchase price, with a minimum of €1,500-€2,000, plus VAT. A gestoría (administrative agency) can handle tax registrations and other paperwork; their fees usually range from €200 to €500.

5. Track move-in or closing evidence

Ensure all final documentation and evidence of payment are collected and securely stored. This includes the signed Escritura Pública, proof of tax payments, and utility contracts.

Costs, timing, and required documents

Total closing costs in Spain, including taxes, notary, and registry fees, typically range from 8% to 15% of the purchase price, heavily influenced by the property's value and the region.

Detailed Cost Breakdown (Estimates):

Notary Fees (Gastos de Notaría): €600 - €1,000 (or 0.2% - 0.5% of property value)
Property Registry Fees (Gastos de Registro de la Propiedad): €400 - €700 (or 0.1% - 0.25% of property value)
Property Transfer Tax (ITP - Resale): 6% - 11% of purchase price (region-dependent)
VAT (IVA) and Stamp Duty (IAJD - New Build): 10% VAT + 0.5% - 1.5% Stamp Duty (region-dependent)
Legal Fees (Honorarios de Abogado): 1% - 1.5% of purchase price (+IVA), minimum €1,500 - €2,000
Gestoría Fees (Honorarios de Gestoría): €200 - €500 (if used for administrative tasks)
Mortgage Costs (if applicable): Valuation fee (€300 - €500). Banks cover most other mortgage registration costs by law since 2019.

Timing:

From accepted offer to signing the final title deed (Escritura Pública): 4 to 8 weeks, depending on due diligence, financing, and regional processing times.

Core documents to prepare:

NIE (Número de Identificación de Extranjero): Essential foreigner's tax identification number.
Valid Passport or National ID.
Contrato de Arras: The reservation or earnest money contract.
Nota Simple: An extract from the Property Registry providing key property details.
Certificado de Eficiencia Energética: The Energy Performance Certificate for the property.
Bank checks or proof of wire transfers for payments.
Draft Escritura Pública: The public deed of sale.