Housing & Rental calculators in Spain 2026
Buying, renting, or renovating in Spain involves complex financial decisions with multiple taxes and regulated costs. The mortgage calculator shows monthly payment and total interest using the French method. The purchase closing costs calculator adds up ITP, AJD, notary, registry, and gestoria so there are no surprises on signing day. The rent limit calculator applies the Ley 12/2023 de Vivienda for stressed zones.
The key bodies: the Ministerio de Vivienda, the Banco de España (mortgage oversight under Ley 5/2019), and Regional Tax Authorities (ITP and AJD). The DTI maximum applied by banks in 2026 is 35% of net monthly income. Annual rent updates are capped at the IGC index published by the INE.
Expats buying or renting in Spain commonly ask: how much does it really cost to buy a flat in Spain?, can my landlord raise my rent?, or is it better to rent or buy? The answers depend heavily on your Autonomous Community and financial situation.
ITP alone can vary by €12,000 on a €300,000 property depending on your region — from 6% in Madrid to 10% in Catalonia. Always check your regional rate using the ITP calculator.
All Housing & Rental calculators
41 calculatorsMortgage Calculator
Monthly payment and total interest using the French amortisation method.
Rent Limit Calculator (Housing Law)
Maximum legal rent under Ley 12/2023 and IGC index in stressed zones.
Home Purchase Closing Costs
ITP, AJD, notary, registry, and gestoria on a Spanish property purchase.
Notary Fees Calculator
Notarial fees on purchase and mortgage deeds in 2026.
Property Registry Fees
Registration costs based on declared value and type of transaction.
Gestoria Fees Calculator
Estimated gestoria (admin agency) fees on purchase and mortgage.
Rent vs Buy Calculator
Cost-benefit analysis over 10, 15, and 20 years: renting vs buying.
Community Fees Estimator
Community of owners quota estimate by zone and building type.
Rental ITP Calculator
Transfer tax on residential rental contracts: 0.5% of total rent.
Early Mortgage Repayment
Interest saved and term reduction by making a lump-sum overpayment.
Mortgage Subrogation Calculator
Cost-saving comparison of switching your mortgage to a new lender.
Rental Deposit Limits (LAU)
Maximum deposit and additional guarantees under the Urban Leases Act.
Rent Indexation Calculator
New rent after annual update by IPC or IGC under the 2023 Housing Law.
Mortgage Opening Commission
Opening fee cost and its impact on the mortgage's real APR.
Early Repayment Fee Limits
Legal caps on early repayment fees: 0.25% (variable) or 2% (fixed).
Debt-to-Income Ratio (DTI)
Your DTI ratio — banks require a maximum of 35% of net income.
Maximum Buying Capacity
Maximum home price you can finance given your income and 35% DTI.
Rental Yield Calculator
Gross and net rental yield on an investment property after costs.
Catastral Value Estimator
Estimated reference catastral value by zone and property type.
Property Sale Capital Gains Tax
IRPF on property sale: sale price minus purchase price and deductible costs.
Primary Residence Reinvestment Exemption
How much of the gain is exempt if you reinvest in another main home.
Horizontal Property Coefficient
Participation quota in a community of owners by surface area.
Architecture Fees Calculator
Estimated project and site supervision fees for Spanish projects.
Building Permit Cost Calculator
ICIO and municipal building permit fee for major and minor works.
Land Development & Utility Costs
Urbanisation, electrical connection, water, and drainage costs.
Solar Panel Amortisation
Payback period and annual saving from rooftop solar installation.
Energy Efficiency Certificate
Estimated cost and energy rating of your property under CTE 2006.
Estimated Property Valuation
Market price estimate by sqm, zone, and property age.
Wall Paint Calculator
Litres of paint needed for rooms and surfaces by number of coats.
Tile Calculator
Number of tiles and sqm needed for tiling with waste allowance.
Wallpaper Calculator
Rolls of wallpaper needed to cover walls in any room.
Laminate Flooring Calculator
Boxes of laminate or parquet needed by sqm with cutting waste.
Heating Consumption Estimator
Estimated annual heating consumption by system type and floor area.
Appliance Energy Cost Estimator
Annual cost of each appliance by wattage and daily hours of use.
Thermal Insulation (U-Value)
Thermal transmittance U of building envelope per CTE DB-HE 2022.
Geotechnical Study Cost
Estimated cost of a geotechnical survey by site area and building type.
Demolition Cost Calculator
Estimated demolition cost per sqm and structure type.
Staircase Dimensions Calculator
Stair tread and riser dimensions per CTE Technical Building Code.
Excavation Volume Calculator
Earthwork volume and estimated cost by depth and soil type.
Concrete Volume Calculator
Cubic metres of concrete for slabs, columns, and foundations.
Roof Surface Area Calculator
Real roof surface by floor plan, pitch angle, and roof type.
What to watch out for
Banks require a maximum 35% debt-to-income ratio — all existing debts count
Spanish banks apply a DTI limit of 35% of net monthly income for mortgage approval. This includes all existing debt payments (personal loans, credit cards) plus the new mortgage instalment. On a €2,000 net income, the maximum monthly payment is around €700. The DTI calculator shows whether you meet the threshold.
ITP varies by up to €12,000 on the same property depending on your region
Property transfer tax ranges from 6% in Madrid to 10% in Catalonia or Andalusia for most purchases. On a €300,000 property, that difference is €12,000. Note also that if the declared price is below the catastral reference value, the tax authority uses the higher value. The ITP calculator applies the correct regional rate.
Reducing term saves more interest than reducing monthly payment on overpayments
When making an early repayment, you choose between reducing the monthly payment or reducing the term. Reducing the term always saves more total interest. On a €200,000 mortgage at 3.5% over 30 years, a €20,000 overpayment towards term reduction saves ~€18,000 in interest vs ~€9,000 by reducing the payment.
Rent increases in Spain are capped at the IGC index in 2026, not the CPI
Since the Housing Law 12/2023, annual rent updates on residential tenancies are capped at the Índice de Garantía de Competitividad (IGC), not the general CPI. In 2026 the IGC is approximately 2% [VERIFY]. Even if your contract says "update by IPC", the IGC cap applies if CPI would be higher.
Reinvesting sale proceeds in a new main home can exempt the capital gain from IRPF
If you sell your primary residence and reinvest the full amount in another primary residence within 2 years, the capital gain is fully exempt from IRPF. A partial reinvestment gives proportional exemption. On an €80,000 gain, this can save between €15,000 and €22,000 of tax. The reinvestment calculator works out the applicable exemption.
Key 2026 figures
Purchase closing costs
Mortgage parameters 2026
Frequently asked questions
How much does it really cost to buy a property in Spain in 2026?
Total purchase costs in Spain range from 9% to 13% of the purchase price depending on the region. This includes ITP (6–10%), notary fees (€600–€1,500), property registry (€400–€1,000), and gestoria (€300–€600). On a €250,000 property in Catalonia, total costs can exceed €30,000.
Can my Spanish landlord raise my rent in 2026 and by how much?
Under the 2023 Housing Law, annual rent increases are capped at the IGC (Competitiveness Guarantee Index), historically 0–2%. Your landlord can only increase rent once per year and cannot exceed that cap even if the contract says "per IPC". The rent indexation calculator applies the correct index.
Is it better to rent or buy property in Spain right now?
The decision depends on your time horizon and the price-to-rent ratio in your city. As a rule of thumb, in cities where the ratio exceeds 25 years, renting is often more financially efficient in the short term. The rent vs buy calculator does the full analysis over 10, 15, and 20 years.
How much deposit can a landlord ask for in Spain?
The Urban Leases Act (LAU) limits the mandatory deposit to 1 month's rent for residential tenancies. Additionally, the landlord may require supplementary guarantees (bank bond, additional deposit) of a maximum 2 extra months. Total upfront amount cannot exceed 3 months.
Can I overpay my Spanish mortgage without penalty?
On variable-rate mortgages, the maximum legal fee is 0.25% of capital repaid in the first 3 years (0% after). On fixed-rate mortgages, the maximum is 2% in the first 10 years and 1.5% thereafter. Since 2019, many new mortgages have these fees set to zero. Check your mortgage deed (escritura de préstamo).
As a non-resident, what taxes do I pay when I sell property in Spain?
Non-residents pay IRNR (non-resident income tax) at 19% on the capital gain (for EU/EEA residents) or 24% for non-EU residents. The buyer withholds 3% of the sale price at completion and pays it to the AEAT on the seller's behalf. Additionally, plusvalía municipal is owed to the local council on the land value increase.
How does the catastral value affect my taxes in Spain?
The catastral value is the official value assigned to a property by the Catastro (land registry). It is used as the basis for IBI (annual property tax), and since 2022, the valor de referencia catastral (reference value) acts as the minimum taxable base for ITP and inheritance tax. If you declare a sale price below this reference value, the tax authority taxes you on the higher reference value.
What is the plusvalía municipal and how has it changed since 2021?
The plusvalía municipal (IIVTNU) taxes the increase in urban land value from purchase to sale. Since the November 2021 Constitutional Court ruling, you can choose either the objective method (council coefficients) or the real gain method (difference in prices). If there is no gain on the land, no tax is owed. The plusvalía calculator computes both methods.