Hidden Costs of Buying a Holiday Home in Spain (2026): What Expats Always Forget

Beyond the asking price, buying a holiday home on the Costa Blanca adds 12–15% in taxes and fees, plus recurring costs (IBI, basura, community, non-resident tax, currency exchange spreads). Full 2026 breakdown with a worked example and links to our purchase-costs and mortgage calculators.

Why your "great deal" can quietly cost 12–15% more

Most expats looking at a 250,000 € villa in Torrevieja or Orihuela Costa anchor on the asking price. The reality on the day you sign the escritura at the notary is different: between taxes, professional fees and bank costs you should budget 12% to 15% on top of the price — and another set of recurring costs that nobody mentions in the viewing.

This guide lists every line item we have seen in 50 years of conveyancing on the Costa Blanca, with the 2026 numbers that apply in the Valencian Community. Use our [purchase-costs calculator](/en/tools/purchase-costs) to model your own scenario in 30 seconds.

1. One-off costs at the day of purchase

ITP (resale) or IVA + AJD (new-build)

Resale property in the Valencian Community: ITP 10% of the higher of price or valor de referencia catastral. A 250,000 € resale = 25,000 € ITP.
New-build from a developer: IVA 10% + AJD 1.5% = 11.5% combined.

> Beware of the valor de referencia: if Catastro values the property above your purchase price, ITP is calculated on the higher figure. We see this catch buyers every month — full background in our post on [challenging the tax value assessment](/en/blog/challenging-tax-value-assessment-spain-property).

Notary, Land Registry and gestoría

Notary (escritura pública): 600 € – 1,200 €.
Land Registry (Registro de la Propiedad): 400 € – 800 €.
Gestoría / tax filing: 300 € – 600 €.

Independent lawyer

Conveyancing fee: typically 1% of the price + 21% VAT (minimum 1,500 €). Non-negotiable if you want due diligence on the nota simple, urbanistic situation, debts, community charges and non-resident vendor's 3% retention.