The Real Cost of Buying Property in Spain

The Real Cost of Buying Property in Spain: Costa del Sol Purchase Costs Explained

A Costa del Sol property advertised at €400,000 does not require a €400,000 buying budget.

That distinction is one of the first things Hayes Homes discusses with overseas buyers. Taxes, legal representation, notary charges, Land Registry fees, currency exchange and other transaction costs can add tens of thousands of euros before the keys are handed over.

Hayes Homes has worked with buyers on the Costa del Sol since 2007 from its base in La Cala de Mijas. Its published buyer guidance repeatedly focuses on one principle: understand the total acquisition budget before committing to a property.

There is a practical reason for that advice. Hayes Homes has published the example of a British couple buying near La Cala de Mijas who believed their finances were already prepared. Once taxes, legal fees, notary costs and Land Registry charges were considered, they suddenly needed almost €30,000 more than expected.

This guide uses current Andalucía tax rules, real Hayes Homes property examples and Hayes Homes buyer experience to show what you should budget before reserving a home.

Tax information checked: August 2026. Individual circumstances can change the calculation. Hayes Homes is an estate agency, not a tax or legal adviser. Final figures should be confirmed by your independent lawyer or tax professional.

A Real Hayes Homes Buyer Experience Near La Cala de Mijas

Then the full buying costs were calculated.

• Purchase tax.
• Legal fees.
• Notary expenses.
• Land Registry charges.

The result was an additional requirement of almost €30,000.

Hayes Homes uses this example because it reflects a recurring issue with overseas purchasers. Buyers naturally focus on the figure displayed beside a property online, but that is not the same as the amount required to acquire it.

If La Cala is your target area, start with the live Hayes Homes La Cala property search and discuss the overall acquisition budget before building your final viewing list.

What a real Hayes Homes buyer says

Hayes Homes also publishes a testimonial from Christina, a client who worked with Greig Hayes while buying abroad.

"He was always available to answer questions, provided honest and practical advice, and went above and beyond to ensure that nothing was overlooked."

Christina's testimonial does not publish her country or final purchase price, so those details are not added here. What it does verify is the level of guidance she received from Greig throughout an overseas property purchase.

She specifically describes clear explanations, patience, practical advice and attention to details that could otherwise be missed.

Property Taxes in Andalucía in 2026

The biggest additional cost normally depends on whether you are purchasing a resale home or a new property.

As of August 2026, the Junta de Andalucía confirms that the general rate for taxable transfers of real estate under Transmisiones Patrimoniales Onerosas is 7%. The rate has applied to relevant transactions since 28 April 2021.

Official source: Junta de Andalucía, Impuesto sobre Transmisiones Patrimoniales y Actos Jurídicos Documentados.

Reduced ITP rates

Not every buyer automatically pays the general 7% rate.

The current Andalucía rules include qualifying reduced rates such as:

• 6% for a qualifying main residence with a value not exceeding €150,000.
• 3.5% in certain qualifying cases, including some buyers under 35, where the property is the buyer's main residence and the applicable value limit and other conditions are satisfied.
• Other 3.5% provisions for certain qualifying buyers with disabilities or large families, subject to the relevant conditions and value limits.

Official source: Junta de Andalucía, reduced housing tax rates.

Do not assume you qualify solely because of your age or the purchase price. Your lawyer should check every statutory requirement before applying a reduced rate.

New property and VAT

The Spanish Tax Agency confirms that the first delivery of a new home by the developer is generally subject to VAT rather than resale ITP.

The standard VAT rate currently applied to residential property of this type is 10%.

Official source: Agencia Tributaria, buying a home and whether IVA or ITP applies.

AJD on new property

Where the purchase deed for a new home is subject to Actos Jurídicos Documentados, the current general Andalucía AJD rate is 1.2%.

Official source: Junta de Andalucía, Actos Jurídicos Documentados rates.

Three Real Hayes Homes Property Cost Examples

Hayes Homes does not publicly publish private buyer completion statements. Rather than inventing historical transaction figures, the examples below use current Hayes Homes properties where the agency has published actual buyer cost information directly on the live listing.

This is stronger evidence than a hypothetical national calculation because it shows how Hayes Homes presents costs against properties buyers can actually consider.

Example 1: Calahonda studio, Reference R5448049

A current studio in Urbanización Algaida, Calahonda, is advertised by Hayes Homes at €245,000.

The property page publishes the following buyer costs:

• Property price: €245,000.
• ITP: €17,150.
• Indicative notary cost: €735 to €1,225.
• Indicative Land Registry cost: €245 to €735.
• Buyer estate agency commission: none on this listing.

Before legal fees or any optional additional services, those published figures bring the acquisition amount to approximately €263,130 to €264,110.

The live listing therefore gives the buyer a much clearer financial picture than simply displaying €245,000.

View the live Hayes Homes Calahonda studio and its published cost breakdown.

Example 2: La Cala de Mijas townhouse, Reference R5357926

A current five bedroom townhouse in La Cala de Mijas is marketed by Hayes Homes at €875,000.

The listing publishes an estimated total buyer cost of:

€962,500

That is €87,500 above the property price.

The same disclosure states that the calculation is indicative and depends on the individual transaction and buyer. It also states that the estate agency commission is paid by the seller.

This is a particularly useful Hayes Homes example because it sits within the agency's home market of La Cala de Mijas.

View the live La Cala de Mijas property and buyer cost disclosure.

Example 3: Nagüeles townhouse, Reference R5363641

A three bedroom townhouse in Nagüeles is currently advertised through Hayes Homes at €849,000.

Hayes Homes publishes an estimated total buyer cost of:

€933,900

The difference between the asking price and the published estimated total is therefore €84,900.

The listing also publishes indicative notary costs of €500 to €2,000, Land Registry costs of €250 to €1,500 and optional gestoría costs of approximately €300 to €500.

View the Hayes Homes Nagüeles townhouse cost disclosure.

Legal Fees, Notary Fees and Land Registry Costs

Tax is usually the largest additional cost, but overseas buyers also need to plan for professional and administrative expenses.

Independent legal advice

Hayes Homes repeatedly advises international buyers to obtain independent legal representation.

A property lawyer can investigate:

• Registered ownership.
• Debts and charges.
• Planning status.
• Licences.
• Community liabilities.
• Purchase contracts.
• Completion documentation.
• Registration after purchase.

Hayes Homes' published guidance states that legal fees are commonly around 1% as an initial budgeting guide, although the actual fee is set by the lawyer and depends on the transaction.

Hayes Homes also states in its international buyer guidance that it can introduce clients to trusted lawyers and financial professionals. The buyer remains responsible for choosing and appointing an independent adviser.

The agency does not publicly name a retained legal partner or publish a fixed partner legal fee on its website, so this article does not invent one.

Notary fees

Hayes Homes currently uses indicative notary estimates on a number of its live listings.

Depending on the property disclosure, the range shown is typically around €500 to €2,000, while the €245,000 Calahonda studio provides a more property specific estimate of approximately €735 to €1,225.

Land Registry fees

Hayes Homes listing disclosures typically show an indicative Land Registry range of around €250 to €1,500.

The Calahonda studio example is again more specific, showing approximately €245 to €735.

Gestoría

Where a buyer chooses to appoint a gestoría for administrative assistance, Hayes Homes listings currently use an indicative range of approximately €300 to €500.

These are planning figures, not guaranteed fees.

The individual property, transaction and professional appointments determine the final amount.

New Developments Need a Different Cost Calculation

Buyers comparing resale homes with new developments should not simply apply the same percentage to both.

A resale purchase is generally subject to Andalucía ITP, while a qualifying first delivery of new residential property is generally subject to 10% VAT and the applicable AJD.

The Spanish Tax Agency explains the distinction between new and used property purchases in its official property VAT guidance.

Official source: Agencia Tributaria, VAT on property transactions.

Hayes Homes has a particularly strong new development offering. Its dedicated development service states that it has knowledge of more than 200 projects at different stages of construction and collaboration agreements with developers across the Costa del Sol.

Current Hayes Homes inventory includes schemes such as Cala Serena Sun in La Cala de Mijas, while Greig Hayes has also personally presented Tree Villas at La Cala Golf, an exclusive collection of only three villas priced from €2,795,000.

You can explore the Hayes Homes new development service or browse current Costa del Sol developments.

If La Cala is your preferred location, the Hayes Homes La Cala de Mijas property guide also explains current local price points and the types of homes attracting overseas buyers.

Mortgage and Currency Costs for Overseas Buyers

International purchasers may have another layer of costs if they require financing or need to convert their purchase funds into euros.

Mortgage related costs

If you require a Spanish mortgage, confirm the following before assuming a property is affordable:

• The amount the bank is prepared to lend.
• The deposit required.
• Any valuation requirement.
• The interest rate and term.
• The amount of your own funds required for taxes and completion expenses.

Do not assume that the mortgage will cover the taxes and professional costs associated with buying.

Currency exchange

This is one area where Hayes Homes provides a named service rather than generic advice.

Hayes Homes has a dedicated relationship with Moneycorp for foreign exchange and international payment requirements.

The Hayes Homes Moneycorp service includes information about:

• Foreign exchange.
• International payments.
• Rate monitoring.
• Forward contracts.
• Currency risk management.

Moneycorp's Spanish branch is registered with the Bank of Spain, and Hayes Homes provides a dedicated Moneycorp information and enquiry page for international clients.

Currency planning matters because a change in the pound to euro or another exchange rate can alter your available property budget even when the Spanish purchase price itself has not changed.

What Hayes Homes Has Learned From Costa del Sol Buyers

Hayes Homes has operated on the Costa del Sol since 2007, and its published buyer content repeatedly identifies the same mistakes.

Buyers underestimate the amount above the asking price

The British couple near La Cala who needed almost €30,000 more than expected is the clearest published example.

The live Hayes Homes listings reinforce exactly the same lesson.

• €245,000 Calahonda studio with explicit ITP, notary and registration estimates.
• €875,000 La Cala de Mijas home with an estimated €962,500 total buyer cost.
• €849,000 Nagüeles home with an estimated €933,900 total buyer cost.

Overseas buyers need practical explanations, not only listings

Christina's Hayes Homes testimonial specifically credits Greig with guiding her through every stage, answering questions, providing practical advice and making sure important details were not overlooked.

That is particularly important for buyers unfamiliar with Spain, because the property search is only one part of the transaction.

Different areas require different decisions

Hayes Homes is based in La Cala de Mijas and focuses particularly on the stretch between Benalmádena and Estepona.

The agency's current property guidance distinguishes between individual areas rather than treating the Costa del Sol as one uniform market.

For example, Hayes Homes describes La Cala as a location with strong demand because of its beaches, restaurants and walkable amenities, while its recent Westepona analysis highlights a different pattern of buyers moving west for newer stock and relative value.

Price is not the only cost

Hayes Homes also advises buyers to consider ongoing ownership expenses, including:

• Community fees.
• IBI property tax.
• Insurance.
• Utilities.
• Maintenance.
• Pool and garden costs where applicable.
• Property management when the owner lives abroad.

The agency also operates a property maintenance service that connects owners with local professionals after purchase.

Why Hayes Homes Is Different From a Generic Property Portal

A property portal can show you an asking price.

Hayes Homes' current buyer experience goes further in several checkable ways.

• Local experience since 2007: Hayes Homes is based in La Cala de Mijas and specialises in the Costa del Sol.
• Real buyer guidance: Christina's published testimonial describes direct guidance from Greig Hayes throughout her overseas purchase.
• Cost disclosures on actual listings: current Hayes Homes properties publish ITP, notary, registry or total buyer cost estimates.
• Professional introductions: Hayes Homes states that international buyers can be introduced to trusted lawyers and financial professionals.
• New development access: Hayes Homes states that it has knowledge of more than 200 projects and collaboration agreements with developers across the coast.
• Currency support: Hayes Homes provides a dedicated Moneycorp service for foreign exchange and international payments.
• Post purchase support: property maintenance recommendations are available through the agency.

This does not remove the need for independent legal or financial advice. It gives buyers one local property contact who understands the search, the area, the likely cost categories and the professionals involved in taking a purchase towards completion.

Your Costa del Sol Purchase Cost Checklist

Before you begin viewing

• Confirm the total amount available for the purchase.
• Separate your property price budget from your acquisition cost allowance.
• Tell Hayes Homes whether your stated budget includes or excludes taxes.
• Decide whether you are considering resale, new property or both.
• Arrange independent legal representation.
• Explore financing if required.
• Review your currency position if funds are not held in euros.

Before paying a reservation

• Confirm whether ITP or VAT and AJD are expected to apply.
• Ask your lawyer to confirm any reduced tax rate eligibility.
• Request an estimated acquisition cost breakdown.
• Confirm the lawyer's fee.
• Allow for notary and Land Registry charges.
• Review current community fees and IBI.
• Confirm financing requirements.
• Check how much cash will be required at completion.

Before completion

• Request the final completion statement from your lawyer.
• Confirm all taxes and professional costs.
• Confirm the final euro amount required.
• Arrange currency transfers in sufficient time.
• Retain a contingency for immediate ownership expenses.

Frequently Asked Questions

What is the general ITP rate in Andalucía in 2026?

As of August 2026, the current general rate for relevant real estate transfers under Andalucía's Transmisiones Patrimoniales Onerosas rules is 7%. The Junta de Andalucía also provides reduced rates for certain qualifying purchases.

Are there reduced property purchase tax rates?

Yes. Current Andalucía legislation includes a 6% rate for certain qualifying main home purchases not exceeding €150,000 and 3.5% rates for certain other qualifying buyers and circumstances. Eligibility should always be checked by your independent adviser.

What tax applies to a new property?

A first delivery of new residential property by a developer is generally subject to 10% VAT. The corresponding purchase deed can also be subject to AJD, whose current general rate in Andalucía is 1.2%.

Does Hayes Homes publish purchase cost estimates?

Yes. A number of live Hayes Homes listings now include buyer cost disclosures. Current examples include the €245,000 Calahonda studio, €875,000 La Cala de Mijas townhouse and €849,000 Nagüeles townhouse discussed above.

Does the buyer pay Hayes Homes commission?

The three live Hayes Homes examples used in this article state that estate agency commission is paid by the seller or that there is no buyer brokerage fee. Confirm the position on the specific property you are considering.

Can Hayes Homes recommend a lawyer?

Hayes Homes states that it supports international clients with introductions to trusted lawyers and financial professionals. Your lawyer should remain independent and should be chosen by you.

Does Hayes Homes have a currency partner?

Yes. Hayes Homes has a dedicated Moneycorp service for foreign exchange and international payment requirements.

Where can I see current La Cala homes?

Browse current La Cala properties for sale or read the Hayes Homes La Cala property guide.

Know the Total Before You Reserve

The most important number in a Costa del Sol property search is not necessarily the asking price.

It is the amount required to complete the purchase comfortably.

Hayes Homes' own published evidence makes that clear.

A British couple buying near La Cala discovered almost €30,000 of costs they had not allowed for. A current €875,000 Hayes Homes property in La Cala carries an estimated total buyer cost of €962,500. A current €849,000 Nagüeles property carries an estimated total of €933,900.

And Christina, a buyer who worked directly with Greig Hayes, specifically praised the clarity, practical advice and attention to detail she received while navigating a property purchase abroad.