The Real Cost of Buying a Home in Málaga in 2026: Every Tax and Fee Explained

If you buy a resale home in Málaga in 2026, budget roughly 9–11% on top of the purchase price. For a new-build home, budget around 12–13%. The difference comes from the tax: resale homes pay a 7% transfer tax, new builds pay 10% VAT plus 1.2% stamp duty. Below we explain every cost, step by step.

When you buy a second-hand home anywhere in Andalucía – from Málaga city to the Costa del Sol and inland villages – you pay Impuesto sobre Transmisiones Patrimoniales (ITP) at a flat 7%. It must be paid within 30 days of signing the deed.

One important detail: since 2022 the tax office calculates ITP on the higher of the purchase price and the property’s valor de referencia, an official reference value set by the Cadastre. If you buy below that value, you still pay tax on the reference value. Always check it before signing.

Buying directly from a developer means paying 10% VAT (IVA) instead of ITP. On top of that comes stamp duty (Actos Jurídicos Documentados, AJD) at 1.2% in Andalucía. Developers usually require VAT on each stage payment during construction.

Every purchase is signed before a Spanish notary, who checks identities and formalises the deed (escritura). Notary fees are set by a national tariff and usually land between €600 and €1,500. Registering the property in your name at the Land Registry typically costs a few hundred euros up to about €1,000. Both are fixed by law and not negotiable.

A Spanish property lawyer is not mandatory, but we strongly recommend one. They check ownership, debts, building licences and the community, review contracts and handle registration and taxes. Expect around 1,00 - 1,25% of the price plus 21% VAT. Add a small budget for your NIE (foreigner tax number, required for every buyer), a Spanish bank account, translations and, if you cannot travel, a power of attorney.

If you finance, the bank charges a valuation (€300–€600) and sometimes an opening fee. Since 2019, banks pay most of the mortgage notary and registry costs. Non-residents can usually borrow 60–70% of the purchase price, so plan your deposit accordingly.

Figures are indicative for a cash purchase. Add mortgage costs if you finance.

• IBI (municipal property tax): usually a few hundred to €2,000 a year depending on the cadastral value.

• Community fees: for apartments and gated developments, from about €50 to several hundred euros a month.

• Basura (waste tax), insurance and utilities.

• Non-resident income tax (Modelo 210): if you do not live in Spain, you pay tax on an imputed income even when the home stands empty – 19% for EU/EEA residents and 24% for others, on 1.1–2% of the cadastral value.

1. Ask for the valor de referencia before making an offer.

2. Check the property for debts, unpaid community fees and planning issues via your lawyer.

3. Request the last IBI receipt and community statements.

4. Keep 10–13% of the price available in cash on top of your deposit.

5. If you pay from outside the eurozone, compare currency transfer providers – the difference can be thousands of euros.

Buying in Málaga is straightforward when you know the numbers in advance. Budget about 9–11% extra for a resale home and 12–13% for a new build, check the reference value early and work with a good lawyer. That way the day at the notary is a celebration, not a surprise. Baruch Real Estate guides you from the first viewing to the keys – contact us for a personal cost overview for the property you have in mind.

How much are buying costs in Málaga? About 9–11% of the price for a resale home and 12–13% for a new build.

Can foreigners buy property in Málaga? Yes. You only need an NIE number and a Spanish bank account. Residency is not required.

Who pays the plusvalía tax? The seller normally pays the municipal plusvalía and any capital gains tax.

Tax rates as of October 2026; always confirm with your lawyer before buying.