New build costs, 2026
On top of the price
| Item | Figure |
|---|---|
| New build: VAT (IVA)Instead of ITP on a first sale from a developer | 10% |
| New build: stamp duty (AJD)Cut from 1.5% on 1 June 2026 | 1.4% |
| Notary + Land RegistryScale fees; depends on price and mortgage | ~0.5–1% |
| Independent lawyerOften with a minimum fee | ~1% + VAT |
Protect your stage payments
Spanish law requires developers to guarantee off-plan payments with a bank guarantee or insurance policy, individually issued to you, and to hold them in a special account. Ask for the guarantee for every payment. No guarantee, no payment.
Check the developer and the licence
Your lawyer should confirm the building licence, the land ownership and any loans on the plot, and look at the developer’s track record. Ask for the specification (memoria de calidades) as part of the contract.
Snagging and guarantees
Inspect before completion and list defects in writing. Spanish law gives one year for finishing defects, three years for habitability issues and ten years for structural defects.
New build vs resale
A new build pays 10% VAT plus 1.4% AJD; a resale pays 9% ITP. New builds usually have better energy ratings and lower early maintenance. Resales often have larger terraces, established gardens and lower prices per square metre. Compare total cost, not the headline.