- Expected buying costs on a €296,010 new build apartment in Andalucía: roughly €36,000 to €42,000.
- Biggest line is the 10 percent IVA (VAT) on the sale price.
- Then 1.2 percent AJD stamp duty, notary fees, land registry fees and your independent lawyer.
- Buying costs on a new build apartment are paid on top of the headline price, not included.
- Total cash-out on a €296,010 entry unit lands around €332,000 to €338,000 all in.
This is the page that nobody else bothers to write honestly. “Buying costs are about 12 to 14 percent” is the line you get from most agents. Correct in aggregate but useless when you are trying to budget the actual cash you need. This page walks through every line on a €296,010 new build apartment at Nylva Homes in Manilva, with the exact 2026 percentages and roughly what the absolute numbers look like. Your independent lawyer will verify the final figures.
What are the buying costs on a new build in Andalucía in 2026?
For a new build apartment (as opposed to a resale), the main cost lines are:
- IVA (Spanish VAT). 10 percent of the sale price for residential property. Fixed, not negotiable. €29,601 on a €296,010 apartment.
- AJD (Actos Jurídicos Documentados, stamp duty). 1.2 percent in Andalucía for 2026. €3,552 on a €296,010 apartment.
- Notary fees. Regulated by scale. Typically 0.2 to 0.5 percent of the sale price, so around €600 to €1,500 on this price point. Budget €1,000.
- Land registry fees (Registro de la Propiedad). Also regulated by scale. Around 0.2 to 0.4 percent. Budget €800 on this price point.
- Independent lawyer. Typically 1 percent plus IVA of the sale price, with a minimum of around €1,500 to €2,500. On a €296,010 apartment you should budget €3,000 to €3,600 including IVA.
- NIE application. Small government fee plus lawyer handling fee. Budget €150 to €300.
- Bank charges on the transfer. Variable. Budget €100 to €400 depending on your bank and the corridor (UK, Germany, UAE etc).
What is the total cost at the €296,010 Nylva entry price?
Indicative full breakdown:
- Sale price: €296,010
- + IVA at 10 percent: €29,601
- + AJD at 1.2 percent: €3,552
- + Notary: ~€1,000
- + Land registry: ~€800
- + Independent lawyer (1% + IVA): ~€3,600
- + NIE and misc: ~€300
- + Bank transfer fees: ~€250
- Total all-in: approximately €335,113
That is around 13.2 percent on top of the headline price. Different buyers will land between 12 and 14 percent depending on lawyer fees and bank corridor. Budget 14 percent if you want a comfortable buffer.
Why do you pay IVA on a new build but ITP on a resale?
Spain distinguishes between first transmission (a new build sold by the developer) and second or later transmission (a resale). First transmission is subject to IVA (10 percent on residential, set nationally) plus AJD (1.2 percent in Andalucía, set regionally). Second transmission is subject to ITP (Impuesto de Transmisiones Patrimoniales, 7 percent in Andalucía for 2026) and no IVA or AJD. The total tax burden is broadly similar on both routes, but the labels and the destinations of the tax are different.
When do you actually pay each line?
The payment schedule for buying costs on an off-plan purchase works like this:
- Reservation fee. Paid at reservation, small amount (€6,000 to €10,000). Credited against the sale price at completion.
- Lawyer fee. Typically 50 percent on engagement and 50 percent at notary completion.
- IVA and stage payments. IVA is included in each stage payment you make to the developer. By the time you reach notary completion the developer has collected the full IVA from you across the stage payments.
- AJD, notary, land registry. All paid at notary completion from a dedicated Spanish bank account. The notary and registry deduct their fees from the funds you deposit with them.
- NIE and misc. Paid along the way as needed.
Can I claim back any of the buying costs?
IVA on a residential new build is not reclaimable if you are buying as a private individual. If you buy through a company for commercial use (which changes many other things about the transaction), the IVA may be reclaimable as input tax depending on the structure. This is specialist territory and not something we advise on; talk to a Spanish tax lawyer if you are considering it.
Are there any hidden or unexpected costs?
The lines above cover the standard expected costs. Additional items that sometimes appear:
- Furniture pack. Optional. €8,000 to €20,000 range on a 2 bed at this specification.
- Community fees. Start from notary completion date. Budget €150 to €220 per month for a 2 bed at Nylva.
- Annual property tax (IBI). Charged by the municipality, typically €400 to €800 per year on a 2 bed new build in Manilva.
- Rubbish collection tax (basura). Small annual municipal charge, around €100 to €150.
- Insurance. Home insurance is required by the mortgage lender if you use a mortgage; optional but sensible if you do not. Budget €200 to €400 per year.
Citations for the legal basis of these costs include Ley 37/1992 del IVA for the VAT rate on residential property, and the Junta de Andalucía regional tax regulations for AJD. Your independent lawyer will pull the current figures on the day of completion.
Related reading
- How buying off-plan in Spain actually works
- Off-plan payment plans in Spain
- Is my off-plan deposit safe?
- Contact Marcelo
This page is informational and does not constitute tax or legal advice. Percentages and numbers are current as of Q1 and Q2 2026 and are subject to change. Always confirm the current figures with your independent Spanish lawyer before completing.
Frequently Asked Questions
What does a new build in Spain actually cost, all fees in?
Roughly 12 to 14 percent on top of the headline price for a new build apartment in Andalucía. On the €296,010 Nylva Homes entry the total lands around €335,000 all in, including 10 percent IVA, 1.2 percent AJD stamp duty, notary, land registry and independent lawyer fees.
Why is IVA 10 percent on a new build?
Spain’s Ley 37/1992 del IVA sets the reduced VAT rate at 10 percent for residential property first transmission. It has been at 10 percent since 2012. The standard Spanish VAT is 21 percent; residential property is classed as reduced-rate to avoid a much higher tax burden on new homes.
What is AJD stamp duty?
AJD (Actos Jurídicos Documentados) is a regional stamp duty on the notarial deed of a new build purchase. Andalucía sets it at 1.2 percent of the sale price for 2026. It is paid at notary completion along with the IVA and the other completion-day costs.
What is the total tax on a new build purchase in Andalucía?
10 percent IVA plus 1.2 percent AJD, so 11.2 percent in pure tax. That is before notary, registry and lawyer fees, which add another 2 to 3 percent depending on the transaction.
How much does a Spanish lawyer cost for an off-plan purchase?
Typically 1 percent plus IVA of the sale price, with a minimum of around €1,500 to €2,500. On a €296,010 purchase you should budget around €3,600 including IVA. A good lawyer earns back their fee by catching problems on the contract, the bank guarantee, and the registry.
Do I need a NIE to buy a new build in Spain?
Yes. NIE (Número de Identidad de Extranjero) is the Spanish tax ID for foreigners and is required for every property purchase by a non-Spanish national. You can apply at a Spanish consulate in your home country or in person in Spain. BlancaReal’s in-house legal team handles the application for our buyers.
Are notary fees negotiable in Spain?
No. Notary fees are regulated by national scale based on the sale price. Two different notaries will charge almost identical fees for the same transaction. You can still choose which notary handles the signing but the cost does not vary meaningfully.
When do I pay the buying costs?
IVA is included in your stage payments to the developer and is fully paid by notary completion. AJD, notary, land registry and most of the lawyer fee are paid at or just before notary completion. The lawyer typically takes 50 percent on engagement and 50 percent at completion.
Can the buying costs be financed by a mortgage?
Usually no. Spanish mortgages typically fund up to 70 percent of the sale price for non-residents (80 percent for residents). The buying costs (the 12 to 14 percent) come out of your own funds on top of the mortgage deposit. Budget the full cash requirement accordingly.
Is IVA reclaimable as a private buyer?
No. Private residential buyers cannot reclaim the 10 percent IVA on a new build. IVA may be reclaimable in some commercial structures but that involves buying through a company and triggers a different set of tax consequences. Speak to a Spanish tax specialist if you are considering that route.
What is community fee and when does it start?
Community fees (gastos de comunidad) are the monthly charge for communal pool, gym, gardens, lifts, building insurance and maintenance. They start from the notary completion date. On a Nylva Homes 2 bed budget €150 to €220 per month.
What is IBI property tax?
IBI (Impuesto sobre Bienes Inmuebles) is the annual municipal property tax. Calculated as a percentage of the cadastral value (not the sale price) and set by the local Ayuntamiento. On a 2 bed new build in Manilva budget €400 to €800 per year.
Do I need to open a Spanish bank account to buy?
Yes, effectively. Spanish notaries require payment at completion from a Spanish bank account. You open one remotely or in person before the completion date. It is also where you pay community fees, utilities and IBI from after you take ownership.
What is the total cash-out on the Nylva Homes entry price?
Approximately €335,000 on the €296,010 headline price, covering IVA, AJD, notary, registry, lawyer, NIE and bank transfer fees. Exact number depends on lawyer fee and bank corridor. Budget €340,000 to €342,000 for a comfortable buffer.
Are there any hidden costs beyond the standard lines?
The main ones to be aware of: optional furniture pack (€8,000 to €20,000), community fees from completion, IBI annual property tax, rubbish collection tax and home insurance. Most buyers budget around €2,500 per year in ongoing costs on top of the purchase, plus any mortgage payments if applicable.