SOBE KNOWLEDGE
Property Sale Net Proceeds Calculator
Selling a property you bought years ago on the Costa del Sol? Estimate capital gains tax, Plusvalía Municipal, the 3% non-resident retention, agency and closing costs, the mortgage payoff — and the cash that actually reaches your account.
Report details
Seller status
Non-resident individual: generally 19% on the taxable gain; the buyer withholds 3% of the consideration at completion (Modelo 211). Modelo 210 is filed after one month has elapsed, during the following three months.
Sale
Percentage of the sale price, always applied with 21% IVA added on top.
Mortgage on the property
Ask the lender for a carta de saldo early — interest keeps accruing until completion day.
Original purchase
Exact dates matter: periods under one year use complete months, while longer periods use complete years.
These raise the acquisition value and reduce the taxable gain. Keep the invoice, tax form, deed or other valid supporting evidence.
For a rented property, tax depreciation reduces the acquisition value and can increase the taxable gain.
Plusvalía Municipal — current cadastral bill
Prefilled with the 2026 statutory maximum for the exact ownership period (RDL 16/2025; capped at 20 years). Municipalities may approve lower coefficients — verify the current local ordinance.
Resident options
Estimated net cash in hand
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General estimate only — not tax, legal or accounting advice. Capital gains tax, Plusvalía coefficients and rates, retention mechanics, deductibility of individual costs and any reliefs depend on the specific transaction, documentation and current rules, and can change. Verify the final figures with a qualified Spanish tax adviser and the town hall before listing or signing.
The sale price is not what you take home
The useful number is the net figure after taxes, fees and the mortgage payoff.
A property bought years ago and sold today triggers up to three separate deductions before the money reaches the seller: capital gains tax on the profit, Plusvalía Municipal on the land-value uplift, and the transaction costs of selling — agency fee with IVA, legal work, certificates and mortgage cancellation. This calculator models the full waterfall from the agreed price down to the cash in hand, in one view.
Residents and non-residents are taxed differently
Non-resident individuals generally pay 19% on the taxable gain and face a 3% retention at completion; Spanish tax-resident individuals use the progressive savings scale.
When the seller is non-resident, the buyer must withhold 3% of the full price and pay it to the tax office on the seller's account via Modelo 211. It is an advance, not the final tax: after one month has elapsed from completion, the seller has the following three months to file Modelo 210, settle the final figure and claim any refund. A Spanish tax resident instead declares the gain in the annual IRPF return across the 19%, 21%, 23%, 27% and 30% savings bands.
Documents decide the taxable gain
Purchase taxes, fees and invoiced improvements raise the acquisition value; agency, legal costs and Plusvalía reduce the proceeds.
For a long-held property the paper trail is often the difference between a comfortable and a painful tax bill. Acquisition-side invoices from years ago — ITP or IVA, notary, registry, lawyer — plus documented capital improvements all reduce the gain, while legally allowable depreciation from rental use reduces the acquisition value and increases it. On the sale side, the agency fee with its IVA, legal fees and the Plusvalía actually paid reduce the transfer value. Keep every invoice for the entire ownership plus four years after the sale.
Plusvalía has two calculation methods — you may use the lower
Objective: land cadastral value × a years-of-ownership coefficient. Real: the actual gain × the land share of the cadastral value.
Under the post-2021 rules, the taxable person may use the lower of the objective base and the proven real land-value increase, and no Plusvalía is due when there is no increase. This calculator uses the 2026 statutory maximum coefficients; each municipality may approve lower coefficients and fixes its own rate up to 30%, so confirm the current local ordinance.
The mortgage reduces your cash, not your tax
The outstanding balance is repaid at the notary, but it does not reduce the taxable capital gain.
The payoff and the cancellation fees are cash-flow items: they come out of the completion funds, usually via a bank cheque handed over at the notary together with the registration of the cancellation. Request the carta de saldo from the lender early — on older loans, accrued interest and fees can move the figure between the offer and completion day.
Frequently asked questions
What tax does a non-resident pay when selling Spanish property?
A flat 19% on the net capital gain. In addition, the buyer withholds 3% of the sale price at completion (Modelo 211) as an advance; after one month has elapsed, the seller files Modelo 210 during the following three months to settle the final tax and claim any excess withholding.
What if the 3% retention is more than my actual tax?
The difference is refundable. The seller claims it on Modelo 210 with the escritura, the acquisition deed and the invoices supporting the acquisition value. Refunds take months, and unclaimed ones simply stay with the treasury — which is why the paperwork should be assembled before completion, not the following spring.
How is the estate agency fee modelled?
As a percentage of the sale price — 4% by default, adjustable from 0% to 6% in 0.5% steps — with 21% IVA added on top. The gross invoiced amount is included in selling costs and reduces the transfer value used for the gain.
How is Plusvalía Municipal calculated?
By two methods: objective (current cadastral land value × a coefficient for the years of ownership, capped at 20, × the municipal rate) and real (the actual gain × the land share of the cadastral value × the rate). The taxpayer may use the lower result, and no tax is due if the sale produces no gain.
Which cadastral value do I need?
The current one, from your latest IBI bill — both the total value and the land component (valor catastral del suelo). The cadastral value at the time of purchase is not used in the Plusvalía calculation.
Does the mortgage reduce the taxable gain?
No. The outstanding balance only reduces the cash you receive at completion. Cancellation fees are included in selling costs in this estimate; confirm their treatment for the actual return with your adviser.
I bought before 1995 — is there extra relief?
For individual sellers — resident or non-resident — transitional reduction coefficients (abatimiento) may reduce the gain attributable to the period before 20 January 2006, subject to a lifetime cap of 400,000 EUR of eligible transfer value. The rules are intricate and are not modelled in this calculator — request an individual calculation.
Can the sale of my habitual residence be exempt?
For Spanish tax residents, reinvestment of a habitual residence within the statutory period can exempt the reinvested share, and qualifying sellers aged 65 or over may have a full exemption. A qualifying EU/EEA non-resident may also obtain habitual-residence reinvestment relief. This calculator models only the confirmed resident 65+ exemption; reinvestment relief needs an individual calculation.
When do I actually pay each tax?
Plusvalía is filed with the town hall within 30 working days of the sale. A non-resident's 3% retention happens at completion; Modelo 210 is filed after one month has elapsed, during the following three months. A resident declares the gain in the following year's IRPF return.
Related
Sequence the sale, then sign it: residence status, invoices, the retention and the calendar all move the net figure. SOBE Invest models the exit with your advisers before the listing exists — and sells discreetly once it does.