SOBE Knowledge
Property Purchase Cost Calculator
See the advertised price, purchase taxes, professional costs, total investment and the cash you may need at completion. Buyer status changes the starting mortgage assumption. A separate professional-resale test can model the conditional Andalusian ITP rate of 2%.
The property
Resale: transfer tax (ITP) at 7%, plus estimated professional and registration costs.
For planning, the calculator uses the higher of the purchase price and this value as the resale ITP base and for the 500,000 EUR eligibility limit.
Calculated automatically using the same Andalusian assumptions as our purchase tax calculator. Verify the exact figures for a specific transaction.
Buyer status
Buyer status changes only the starting LTV assumption, initial cash required and report wording. It does not change ITP, IVA or AJD.
Financing assumption
Editable assumption only — not a bank approval, offer or guaranteed lending limit. A lender may use the lower of purchase price and bank valuation.
The purchase price is not the amount you need
The useful number is the cash required to complete, with taxes and costs visible.
A property advertised at 500,000 EUR can require materially more capital once transfer tax or VAT, stamp duty, legal work, notary, registration and initial improvements are added. This calculator separates total investment required from initial cash required, because a mortgage normally finances part of the property price — not the purchase taxes and professional costs around it.
Buyer status changes the financing assumption, not the purchase tax
The same property type and price produce the same ITP, IVA and AJD for all three buyer profiles.
The status selector applies an editable starting LTV assumption: 80% for a Spanish tax resident, 70% for an EU/EEA non-resident and 60% for a non-EU/EEA non-resident. These are planning assumptions only. Actual lending depends on the bank, income, age, existing debt, property valuation, legal status and underwriting.
Change the LTV slider to model a more conservative offer. Every five percentage points less financing increases the cash required by five percent of the purchase price.
The professional resale rate is separate from buyer residency
A conditional 2% ITP rate may apply to a qualifying professional purchase of a dwelling for resale.
The test is available only for a resale dwelling where the statutory value of the property and jointly acquired annexes does not exceed 500,000 EUR. The buyer must have a qualifying principal property business, satisfy the relevant IAE requirement at purchase, record the property as current inventory for resale, include the required declaration in the public deed, and complete a qualifying resale by public deed with delivery of possession within two years. The subsequent sale must be subject to and not exempt from TPO.
The calculator applies 2% only after the declaration is confirmed and the objective price, value and property-type checks pass. This is still an eligibility estimate, not tax clearance. If any condition fails, the model returns to the general 7% resale ITP rate.
Resale and new-build taxes are calculated differently
Resale uses ITP; a new build uses IVA plus AJD.
For a standard resale, the model applies Andalusian transfer tax (ITP) at 7%. A qualifying professional resale scenario can use 2%. For a new build purchased from a developer, the model applies 10% VAT (IVA) plus 1.2% stamp duty (AJD). The calculator then adds estimated lawyer, notary, land-registry and bank or miscellaneous costs. Exact invoices and taxable bases can differ, so verify the final completion statement with your lawyer and tax adviser.
Frequently asked questions
What does initial cash required include?
It includes the part of the purchase price not covered by the assumed mortgage, all estimated acquisition taxes and professional costs, and any renovation or furnishing budget entered in the calculator.
Does buyer status change ITP, IVA or AJD?
No. In this calculator, buyer status does not change purchase tax. Property type determines the tax model: ITP for a resale property, or IVA plus AJD for a new build.
Why are the LTV figures described as assumptions?
Because they are planning starting points, not a bank approval, mortgage offer or guaranteed limit. The actual loan can be lower and may be calculated against the lower of the purchase price and the bank valuation.
Who can use the professional property trader ITP rate of 2%?
A qualifying individual entrepreneur or company whose principal activity is building construction, property development, or buying, selling and renting real estate for its own account may potentially use it. The dwelling and annexes must meet the 500,000 EUR value limit, be entered as current inventory for resale, carry the required deed declaration, and be resold by public deed with possession within two years in a transaction subject to and not exempt from TPO. Professional advice is essential.
How are acquisition costs calculated?
A standard resale uses ITP at 7%; an eligible and confirmed professional-resale scenario uses 2%. New build uses IVA at 10% plus AJD at 1.2%. The estimate also includes lawyer at 1%, notary at 0.5%, land registry at 0.75%, and 1,500 EUR for bank transfer and miscellaneous costs.
Is the mortgage applied to the total investment?
No. The mortgage assumption is applied only to the property purchase price. Purchase taxes, professional fees and renovation or furnishing are treated as cash requirements.
What happens if I select a cash purchase?
The assumed LTV becomes zero, the estimated mortgage becomes zero, and initial cash required equals the full total investment required.
Are renovation and furniture included automatically?
No. The field starts at zero. Add the budget you expect to spend before or immediately after completion so it is included in both total investment and initial cash required.
Related
General information only — not financial, mortgage, tax or legal advice, not a bank approval, valuation, offer or guaranteed lending limit. Results depend entirely on the assumptions entered. Purchase taxes, professional-resale eligibility, fees, valuation methods and lending criteria vary by transaction and can change; verify current figures with a qualified lawyer, tax adviser and lender before committing to a purchase.