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Selling URBAN properties in Spain - Taxes, expenses and the process

If you have decided to sell your property, please pay attention to the following information:


- THE PROPERTY DEEDS: Check in the property deeds that the property appears correctly.  The property deeds (Escritura) must have a perfect description of the construction or constructions on the property.

It is quite common that properties, that have been owned by different owners for many years, have been modified with extensions (a new room, closing the porch or terrace, etc.), or with new constructions (a garage, a pool, a guest house).

If the real size and constructions do not coincide with the description in the deeds, do not be worried. There are processes that can be done and ways to sort it out! But you must know them in the same moment in which you take the decision to sell.

For example: I have a 120m2 house with a 50 m2 pool and a garage converted into a guest house. In the deeds the house only appears as 120 m2, but not the pool, and the garage IS a garage and not used as a guest house. The deeds must be updated.

NOTE: We are not talking about the internal description of the house, just the perimeter of the property known as “build size” (in Spanish, superficie construída). It is not necessary that the deeds show the real description or distribution inside the house. If you have modified the interior of the property by changing inside walls, then will not be necessary to update the deeds, it is enough to declare upon completion to the notary. For example, the deeds show that there are 4 bedrooms and you converted them into 2 when you bought the property. In this case it is not necessary to update the deeds. As the owner, you have the freedom to reform inside the property.

- PROPERTY IN CATASTRO (also known as 'SUMA' or 'IBI', or 'COUNCIL TAX': In the same way as in the deeds, the property must be registered in 'Catastro' (SUMA) as it is in reality. The SUMA bills every year shows the actual size of the property. You must check then if the Catastro records show the actual size of the property, including whatever modifications or extensions that have been done.

Remember that the Catastro office calculate the Council Tax based on the size of the property, taking into account  all of the construction components like the house, pool, garage, etc. If you have made extensions on the property, and you have not informed the Catastro office, the right moment to do it is when you decide to sell.

NOTE: Please, follow this example: You purchase the property in 2006, and at this moment the property was a 120m2 house. This is what was also  shown in the deeds and in the SUMA (Catastro) bill. For this reason the SUMA bills (IBI) were 300 EUR.

In 2007 you built a 50 m2 pool and a 40 m2 garage. You did not declare them  to SUMA. If you had done the bills from SUMA would have been increased from 300 EUR to 350 EUR (approximately), 50 EUR more due to the new constructions.

Now if you would like to sell your property you must update the information registered in the  Catastro Office . You can then inform the Catastro Office about the extensions that you have made following which they can ask you to pay the 50 EUR (approx) difference for the non-declared extensions up to the date in which they were built (2007, in this case).

I have extended my property during the time in which I have been the owner, or, simply, my deeds and the Catastro Office do not make coincide  with the real size of my property. How do I sort it out?

COME TO OUR OFFICE!. We will instruct you ON how to update your documents, and prepare them for the sale in a FREE - OF- CHARGE MEETING.



To sell the property, it is compulsory to get  proof of the legality of the property. TWO documents can help you in this way:

-         Habitation Certificate (CH)

-         No Infraction Certificate (CNUI)

A)     Habitation Certificate (CH): We all know that the CH is a document which shows that the property has been constructed respecting and fulfilling the Spanish construction Laws.

This document is also needed to connect water and electricity to the home, when you first acquire the property and to guarantee the changes in the contracts and the supply for the second and successive owners.

The CH used to be valid for 5 years, and must be renewed any time the property is sold or transmitted, showing the names of the current owners.

Look at your CH, and check:

1.- Is your name on the CH ? / 2.- Has the CH expired? /

B) - No Infraction Certificate .- This is called 'Certificado de No Infraccion Urbanistica'. This is a certificate made by the Town Hall, establishing that the property is free (or not), from any fines on the property, or on any of the constructions added to the property.

Why is this Certificate necessary to sell my property?

It will help your sale go smoothly if you have all of your documents in order such as certificates that show your property is free of any debts or fines on the house or extensions on the property. It builds confidence in the possible buyer and his own Solicitor. And, if there is a fine affecting your property for its construction, or its extensions, IT WILL NOT BE SHOWN IN THE DEEDS and / or the rest of documents from the property. This information can only be obtained in the local Town Hall of the area.

From now on, this certificate is ESSENTIAL to the sale the property, and must be obtained from the owner  before completion.

How do you get the 'Certificado de No Infraccion Urbanistica'? The best way to obtain it is to go in person, or through your lawyer (with an authorization signed by you) to the Construction Dept. Of the Town Hall ('Departamento de Urbanismo'), and ask for it.

C) – Energy Perfomance Certificate - 'Certificado de Eficiencia Energetica' - The past 1st of January 2013 a new law was put into force which will affect to ALL sales of properties in the Spanish market. So, affecting the whole Spanish territory (it is a national law). And, when we say sale of ALL properties, we include sales of NEW properties and RESALES, and placed in URBAN as well as in RUSTIC LAND.

Also, this certificate will be also necessary to RENT a property in Spain. So, the certificate will be necessary when SELLING or RENTING.

This new regulation will require the notary, when there is a sale of a property (new or resale), to ask the VENDOR to provide a certificate, from a Spanish certified company, confirming the CLASSIFICATION of the Energy Efficiency of the property. So it is an obligation of the VENDOR.

In this way, as the case of a fridge, or dishwasher, etc, to effect the sale of a Spanish property, it will be necessary to certify the classification of the energy efficiency of the property in process to be sold.

The aim of this regulation is that, as well as the buyers of a fridge need to know the energy efficiency of this product, buyers must be informed about the efficiency of the property they are buying.

- How to obtain the Certificate of the Energy Efficiency? An independent certified company has to go to your property to inspect it, and to check the way in which the property uses and consumes the different energetic sources.

- In which consists the classification?: As result of the inspection from the certified company, your property will classified in A, B, C, D, E, F, G,  in relation to the efficiency use of the energy, when A is the best, and G is the worst.


Are you paying your taxes in Spain as a Spanish resident? Or are you paying your taxes in your country of origin (UK, France, Germany)?.

Please, be careful of this. You may have been living in Spain for many years, but not paying your taxes, or not paying taxes as Spanish resident (Modelo 100 IRPF). In this case, when selling you will not have the exemptions and reductions of Capital Gains tax as the Spanish do, and 3 % of the sale price may be retained against possible taxes.

Ask for proper tax advice before deciding to sell your property.

Take this into account:  you have to present the following DOCUMENTS BEFORE SELLING:

- Title deeds of the property (Escritura): If possible, the ORIGINAL ones, with the correct and updated description of the constructions.

- Council Tax Bill (IBI - SUMA) - With the correct description of the constructions.

- Water and electric bills.- the most recent ones.

- Habitaction Certificate – also called 'LICENCIA DE PRIMERA O SEGUNDA OCUPACION'.

- No Infraction Certificate .- This is called 'Certificado de No Infraccion Urbanistica'.

- Energy Perfomance Certificate'Certificado de Eficiencia Energetica'

- Community of Owners Certificate (if the case) showing you are up to date on Community Charges.

- Original NIE & Original Passports



- Models 210 or 214 from the previous 3 years. If non Spanish Tax resident

- Model 100 from the 3 previous years. If Spanish Tax Resident



What to do if all of this is too complicated and you need help...




Quick Info

ID3981 Detached Villa 2 bedrooms Villamartin, Orihuela Costa
Ref: ID3981 2 BEDROOM 2 BATHROOM DETACHED VILLA IN LAS FILIPINAS NEAR VILLAMARTIN, Orihuela Costa. This is an excellent property in a great location. As you enter the matured front garden with trees and Spanish plants you have a fill of luxury. There is a covered car port. As you enter the property you have a large open planed living room, dining area and American kitchen with up to date white goods and a good sized Utility Room. Also on this level you have a fully fitted shower room. A staircase take you to the first floor where you have 2 good sized family bedrooms with the master having a sunny terrace to enjoy the 3000 hours of Costa Blanca Sun shine. You also have a family bathroom. Back on the ground floor you have a large side wrap around private garden which you can enjoy the bbq and there is room for private swimming pool. Property is to be sold fully furnished. The property is located 5 min walk to La fuente Commercial Center with its bars and restaurants.walking distance to supermarket. 10 min walk from golf. 10 min drive to beach. 10 min drive to la Zenia Boulevard. 30 mins drive from Airport. Price: 199,000 EUR Suma 245 euro per year. No communal fees.
ID3980 Quad Villa 3 bedrooms Entre Naranjos, Vistabella Golf
Ref: ID3980 Quad style Villa with 3 Bedroom 2 bathroom located near Vista Bella golf. This property is set on a great plot in A quiet road over-looking the park area. This south-east facing quad has sun all day. You enter the property on the ground floor you have a good sized living room. Separate kitchen. Bedroom and bathroom. On the first level you have 2 double bedroom & a family bathroom, The master bedroom has a great sized terrace with great views and on the third level you have a great solarium roof, also with great views. The property has a well maintained tiled garden with a short walk away from Communal pool. Property is being sold fully Furnished and comes with many extras. Walking distance to Supermarket, bars, Restaurants and Vista bella golf. 35 mins to Airport. Beach 15 min drive. Price: 110,000 EUR
ID3979 NEW Luxury Apartments close to sea in Torrevieja, Costa Blanca
Ref: ID3979 NEW LUXURY APARTMENTS with 2 or 3 BEDROOMS located only 70 meters from the beach in Torrevieja, Costa Blanca. We present LAZAREVA - a building of 30 homes spread over 4 blocks, just a breath away from the sea.  The residential complex has an entrance for each block, private pool for residents with a common space for leisure and underground garage (space optional price). Apartments with 80m2 or greater, Penthouses with 20m2 solariums. All constructed to the highest standards. This new style with a simplification in two colors brings personality to the residential. This, together with the modern common area and the proximity with absolutely everything, becomes irresistible for all. An opportunity to live in style with all the facilities of modern living close to the sea. Special Incentives available if purchased through our services! Prices from 164,000 EUR to 279,000 EUR
Year Built: 2018||||
ID3978 Detached Villa 3 bedrooms Ciudad Quesada, Costa BLanca
Ref: ID3978 Detached Villa situated in a great area of Ciudad Quesada, Costa Blanca, within easy reach of the town centre. The property is in need of a facelift/renovation . It is located in a quiet cul-de-sac on a plot of some 600m2 and with a build size of 115 sq mtrs. There are 3 double bedrooms, one with an en suite and a separate family bathroom, the lounge is a good size and there is also a good sized kitchen, plus two glazed nayas. Outside is a large garden and a solarium. This is a great opportunity to buy a property that can be made very special and offers a very good possible increase in value Price: 175,000 EUR Location: Close to Town Bedrooms: 3 Bathrooms: 2 Rooms: Lounge Kitchen: Separate Kitchen Pool: No Furnished: Unfurnished Living Space: 115m2 Plot Size: 600m2 Community Fees: 0 Suma: 300
ID3977 Detached Villa 2 bedrooms in El Raso, Guardamar, Costa Blanca
Ref: ID3977 A BEAUTIFULLY PRESENTED 2 BEDROOM DETACHED VILLA is located in a quite community in El Raso. Upon entering you are greeted with a spacious tiled front garden with off-road parking. Once inside there is a lovely open lounge/dining area with a modern American-style kitchen with utility room. Downstairs is 1 double bedroom with built in wardrobe and a bathroom. Upstairs you will find a further double bedroom and bathroom, from here you have access to the solarium. This property also benefits with access to the well maintained communal pool and garden area. Air Conditioned. Price: 139,950 EUR
ID3976 Detached Villa 2 bedrooms in El Raso, Guardamar, Costa Blanca
Ref: ID3976 THIS FANTASTIC DETACHED VILLA is located in El Raso, just a short drive to Guardamar town and it’s white sandy beaches. This property comprises of 2 large bedrooms with fitted wardrobes, 2 bathrooms, a spacious lounge/dining area with pellet burner and an American-style kitchen. From upstairs you have access to the solarium at the front of the villa. This property benefits from off-road parking and use of the well maintained communal garden and swimming pool area. Please contact us for further details and to arrange a viewing!! Price: 145,000 EUR
ID3975 Town House 2 bedrooms Ciudad Quesada, Costa Blanca
ID3975 A nicely presented town house with an open aspect to the front of the property and located within a few minutes walk of a choice of supermarkets, shops, restaurants and bars with the centre of Quesada just a 15 minute walk away also. There is a nice sized, tiled patio leading to a covered terrace, ideal for outside dining which leads into the open plan lounge and dining area with a separate fully fitted kitchen with an exterior door leading to a utility/store room and further terrace at the rear of the property which gives access to the communal pool and gardens. Upstairs there are two double bedrooms one with a balcony offering views of the surrounding area and a lovely family bathroom boasting a corner bathtub. This lovely property also benefits from air conditioning, ceiling fans and fitted wardrobes, and is to be sold fully furnished plus has the use of a communal pool and gardens. There is also ample street parking to the front of the house. Price: 110,000 EUR
ID3974 Apartment 2 bedrooms Torrevieja, Costa Blanca
Ref: ID3974 Great opportunity to acquire this property which is only 2 minute walk from the Mediterranea sea and in a very popular area of Torrevieja. This apartment is really large, aprox 84 m2 + two balconies. Kitchen has been renovated. Terrace is west facing. Located close to playa Acequion, Torrevieja and to the town facilities. 40 minutes from Alicante airport. Air conditioning Near Transport Easy Renting Very Good Access Constructed in 1985 Needs modernizing Airport 45 mins Beach 100m Walk to shops Walk to bars Walk to restaurants Grills Walk to beach Price: 72,000 EUR
Year Built: 1985||||
ID3973 NEW Luxury Villa on the beach in La Mata, Torrevieja
Ref: ID3973 ROSTU are pleased to o er you this great opportunity to ful ll your dream of living in a Scandi-navian designed villa next to the beach of La Mata with the best orientation and views to the sea. Private swimming pool Solarium on upper terrace with BBQ area Double access and Private driveway Home automation system Air-conditioning Under oor heating Alarm installation Rain resistant treatment on facade Gardens and terrace designed by landscape artist High tech security entrance + cameras BRIGHT OPEN PLAN LIVING... Each of the homes are designed to be a bright, open plan and an enjoyable villa. The architects have kept in mind our customers privacy and security, while designing a villa with which its colours and simplicity of lines complement each other throughout. The property include home automation systems, allowing you to be able to control heating and lighting via your smartphone. All villas include under oor heating and air conditioning. Our luxury homes re ect the extremely high stan-dards of today’s construction technics. A villa to be proud of. Prices from 695,000 EUR plus purchase costs
Year Built: 2018||||
ID3972 Corner Bungalow 3 bedrooms Guardamar
Corner Bungalow Ref .: ID3972 Located in La Mata Dunes Guardamar Del Segura Constructed in 2005, 85m2 Housing, 120m2 Garden, South orientation. Consists of 3 bedrooms, 2 bathrooms, Large living room, American kitchen, Terrace, Solarium, Communal swimming pool. Pre-installation Air Conditioning by ducts. 300m from the beach. Price: 149,000 Eur
Year Built: 2005||||
Title Price Type Year
Click to learn more... ID3981 Detached Villa 2 bedrooms Villamartin, Orihuela Costa (Villa) 199,000. Home Type: Villa
Click to learn more... ID3980 Quad Villa 3 bedrooms Entre Naranjos, Vistabella Golf (Quad) 110,000. Home Type: Quad
Click to learn more... ID3979 NEW Luxury Apartments close to sea in Torrevieja, Costa Blanca (Apartment) 164,000. Home Type: Apartment 2018
Click to learn more... ID3978 Detached Villa 3 bedrooms Ciudad Quesada, Costa BLanca (Villa) 175,000. Home Type: Villa
Click to learn more... ID3977 Detached Villa 2 bedrooms in El Raso, Guardamar, Costa Blanca (Villa) 139,995. Home Type: Villa
Click to learn more... ID3976 Detached Villa 2 bedrooms in El Raso, Guardamar, Costa Blanca (Villa) 145,000. Home Type: Villa
Click to learn more... ID3975 Town House 2 bedrooms Ciudad Quesada, Costa Blanca (TownHouse) 110,000. Home Type: TownHouse
Click to learn more... ID3974 Apartment 2 bedrooms Torrevieja, Costa Blanca (Apartment) 72,000. Home Type: Apartment 1985
Click to learn more... ID3973 NEW Luxury Villa on the beach in La Mata, Torrevieja (Villa) 695,000. Home Type: Villa 2018
Click to learn more... ID3972 Corner Bungalow 3 bedrooms Guardamar (Bungalow) 149,000. Home Type: Bungalow 2005