{"id":24907,"date":"2020-04-30T08:00:00","date_gmt":"2020-04-30T06:00:00","guid":{"rendered":"https:\/\/www.confianz.be\/?p=24907"},"modified":"2025-12-19T14:42:27","modified_gmt":"2025-12-19T13:42:27","slug":"buying-a-second-residence-in-spain","status":"publish","type":"post","link":"https:\/\/www.confianz.be\/en\/tweede-verblijf-kopen-in-spanje\/","title":{"rendered":"Buying a second residence in Spain: 5 points of interest"},"content":{"rendered":"<p><strong>Buying a second residence in Spain requires a different legal and tax approach than in Belgium, with the limited role of the Spanish notary and regional tax differences being particularly crucial.<\/strong> For a secure purchase, you should take into account an independent legal check on planning permission, the compulsory bank guarantee for new construction and the specific declaration requirement for non-residents.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">1. The limited role of the Spanish notary<\/h2>\n\n\n\n<p><strong>Unlike the Belgian notary, the Spanish notary does not conduct an in-depth investigation into a property's urban planning status, permits or any hidden debts.<\/strong> The control function of the Spanish notary is strictly limited to requesting information in the Registration Office (<em>Registro de la Propiedad<\/em>) and strict compliance with anti-money laundering laws.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>No control on rentability:<\/strong> The notary does not examine whether the property meets the requirements for a tourism licence.<\/li>\n\n\n\n<li><strong>No contractual protection:<\/strong> The notary does not draw up a private sale agreement (<em>compromise<\/em>) on; this is the responsibility of your own legal counsel.<\/li>\n\n\n\n<li><strong>Urban planning risks:<\/strong> Checks for illegal annexation or lack of a certificate of occupancy are beyond the notary's remit.<\/li>\n<\/ul>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><em>\"Anyone buying in Spain should understand that the notary is there for administrative ratification, not for the legal protection of the buyer. An independent lawyer or jurist is essential for due diligence.\"<\/em><\/p>\n\n\n\n<p><strong><a href=\"https:\/\/www.confianz.be\/en\/spanish-notary\/\">Read more about the notary in Spain.<\/a><\/strong><\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\">2. Regional differences in acquisition costs<\/h2>\n\n\n\n<p><strong>The total purchase cost for property in Spain varies by region and type of property, with an average budget of between 12% and 15% on top of the purchase price.<\/strong> This variation is mainly due to the autonomous power of regions to set their own tax rates.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Resale (Existing construction)<\/h3>\n\n\n\n<p>When buying an existing property, you pay transfer tax (<em>Impuesto sobre Transmisiones Patrimoniales<\/em> or <strong>ITP<\/strong>).<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Catalonia &amp; Costa Blanca (Valencia):<\/strong> Charge rates between <strong>10% and 11%<\/strong>.<\/li>\n\n\n\n<li><strong>Murcia &amp; Andalusia:<\/strong> Usually charge more favourable rates around <strong>7% to 7.75%<\/strong>.<\/li>\n<\/ul>\n\n\n\n<p>See in more detail:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.confianz.be\/en\/buying-in-the-costa-brava\/\">Catalonia<\/a><\/li>\n\n\n\n<li><a href=\"https:\/\/www.confianz.be\/en\/2017\/12\/18\/spanish-taxes-on-purchase-of-second-residence\/\">Costa Blanca and Murcia<\/a><\/li>\n\n\n\n<li><a href=\"https:\/\/www.confianz.be\/en\/2019\/09\/13\/buying-in-ibiza\/\">Ibiza<\/a><\/li>\n\n\n\n<li><a href=\"https:\/\/www.confianz.be\/en\/2018\/07\/02\/cost-of-buying-a-property-in-andalusia\/\">Andalusia<\/a><\/li>\n\n\n\n<li><a href=\"https:\/\/www.confianz.be\/en\/2018\/09\/11\/buy-canary-islands\/\">Canary Islands<\/a><\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">New building<\/h3>\n\n\n\n<p>For new construction, the VAT rate (<strong>IVA<\/strong>) on the Spanish mainland nationally fixed at <strong>10%<\/strong>. However, the additional stamp duty (<em>Actos Jur\u00eddicos Documentados<\/em> or <strong>AJD<\/strong>) vary by region and hover around <strong>1,5%<\/strong>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">3. Bank guarantee: indispensable for new construction on plan<\/h2>\n\n\n\n<p><strong>When buying new construction on plan, obtaining an individual bank guarantee is the only legal way to protect your down payments in case of the promoter's bankruptcy.<\/strong> Although this guarantee is legally required under Spanish law (Ley 57\/68 and subsequent amendments), in practice many promoters fail to deliver it spontaneously.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Protection:<\/strong> The guarantee covers all amounts paid plus statutory interest.<\/li>\n\n\n\n<li><strong>Validity:<\/strong> The bank guarantee should be individually in your name and not just a general policy of the promoter.<\/li>\n\n\n\n<li><strong>Risk:<\/strong> Without this guarantee, you will lose your entire investment if construction ceases.<\/li>\n<\/ul>\n\n\n\n<p><\/p>\n\n\n\n<p><strong><a href=\"https:\/\/www.confianz.be\/en\/bank-guarantee-spain\/\">Here you can find more explanations about the bank guarantee in Spain.<\/a><\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">4. Taxation: taxes in Spain and Belgium<\/h2>\n\n\n\n<p><strong>As a Spanish property owner, you are subject to a two-tier tax system: the annual non-residents' tax in Spain and the declaration obligation in Belgian personal income tax.<\/strong> However, thanks to the double taxation treaty, you will not be taxed twice on the same income.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">In Spain (Model 210)<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>On hire:<\/strong> You pay <strong>19% load<\/strong> on net rental income (after expenses). Declaration is done quarterly or annually.<\/li>\n\n\n\n<li><strong>Own use (not rental):<\/strong> You pay a flat tax of <strong>19%<\/strong> at a percentage of the cadastral value (<em>valor catastral<\/em>), usually 1.1% or 2%.<\/li>\n\n\n\n<li><strong>Local taxes:<\/strong> The <strong>IBI<\/strong> (<em>Impuesto sobre Bienes Inmuebles<\/em>) is the annual Spanish property tax.<\/li>\n<\/ul>\n\n\n\n<p><\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><strong><a href=\"https:\/\/www.confianz.be\/en\/podcast\/modelo-210-podcast\/\" data-type=\"link\" data-id=\"https:\/\/www.confianz.be\/podcast\/modelo-210-podcast\/\">Listen to our podcast episode on Modelo 210 - the annual tax for non-residents.<\/a><\/strong><\/p>\n<\/blockquote>\n\n\n\n<h3 class=\"wp-block-heading\">In Belgium<\/h3>\n\n\n\n<p>Although Spanish rental income is exempt from effective tax in Belgium, the <strong>progression reservation<\/strong>. This means that the income counts to determine the tax rate on your other Belgian income. Since 2021, you have to declare Spanish cadastral income (determined by the Belgian tax authorities) for this purpose.<\/p>\n\n\n\n<p><\/p>\n\n\n\n<p>Read more about the <a href=\"https:\/\/www.confianz.be\/en\/2018\/04\/13\/belgian-tax-on-second-residence-spain\/\">Belgian taxes on your second stay.<\/a><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">5. Inheritance tax and succession planning<\/h2>\n\n\n\n<p><strong>Although Belgian inheritance law continues to apply to the estate of a Belgian resident, Spanish inheritance tax is inevitably due on the property in Spain.<\/strong> It is therefore strongly recommended to use a specific <strong>Spanish will<\/strong> to be drafted.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Administrative efficiency:<\/strong> A Spanish will speeds up settlement considerably and saves heirs expensive translations and legalisations of Belgian documents.<\/li>\n\n\n\n<li><strong>Inheritance tax:<\/strong> Flemish inheritance tax is calculated on worldwide assets, but inheritance tax paid in Spain can often be credited to avoid double taxation.<\/li>\n\n\n\n<li><strong>Planning:<\/strong> Techniques such as split purchase (usufruct\/naked ownership) can significantly reduce future inheritance tax.<\/li>\n<\/ul>\n\n\n\n<p><\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><strong><a href=\"https:\/\/www.confianz.be\/en\/podcast\/succession-planning-and-spain-what-you-need-to-know-as-a-belgian-owner\/\" data-type=\"link\" data-id=\"https:\/\/www.confianz.be\/podcast\/successieplanning-en-spanje-wat-u-moet-weten-als-belgische-eigenaar\/\">Listen to our podcast episode on succession planning for Belgium and Spain.<\/a><\/strong><\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\">Frequently asked questions (FAQ)<\/h2>\n\n\n\n<p><strong>What are the total additional costs when buying a house in Spain?<\/strong> On average, you should consider <strong>12% to 15% additional costs<\/strong> on top of the purchase price. This includes regional transfer tax (7% - 11%) or VAT (10%), notary fees, registration fees and legal guidance.<\/p>\n\n\n\n<p><strong>Is a Spanish notary responsible for the legal status of a property?<\/strong> No. A Spanish notary only checks the identity of the parties and the basic property details in the register. He performs <strong>no control<\/strong> out on urban planning infringements, permits or the technical condition of the property.<\/p>\n\n\n\n<p><strong>Do I have to declare my Spanish property to Belgian taxes?<\/strong> Yes, you are required to declare your Spanish property to the Belgian tax authorities. Since 2021, the Belgian administration has had a <strong>Foreign Cadastral Income<\/strong> attributed to your Spanish property, which you must report in your tax return.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p><strong>About the author:<\/strong> Glenn Janssens is a lawyer specialising in Spanish real estate transactions and tax regulations. Since 2017, he has been helping Belgian and Dutch individuals and entrepreneurs to safely purchase and structure real estate in Spain. He guides files from A to Z: from due diligence, ownership and tax control to estate planning and optimisation for residents and non-residents. Thanks to his years of experience, hundreds of handled files and focus on transparent communication, Glenn makes complex Spanish legislation understandable and practically applicable for every property buyer.<\/p>\n<\/blockquote>","protected":false},"excerpt":{"rendered":"<p>Een tweede verblijf kopen in Spanje vereist een andere juridische en fiscale aanpak dan in Belgi\u00eb, waarbij vooral de beperkte rol van de Spaanse notaris en regionale belastingverschillen cruciaal zijn. Voor een veilige aankoop moet u rekening houden met een onafhankelijke juridische controle op stedenbouwkundige vergunningen, de verplichte bankgarantie bij nieuwbouw en de specifieke aangifteplicht [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":24926,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[138,123,124,128,129,130,155],"tags":[452,15,453,454,455,456],"class_list":["post-24907","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-aankoop-in-spanje","category-kopen-andalusie","category-balearen","category-kopen-canarische-eilanden","category-catalonie","category-kopen-costa-blanca","category-spanje","tag-aandachtspunten-kopen-in-spanje","tag-kopen-in-spanje","tag-spaans-vastgoed","tag-tweede-verblijf-kopen-in-spanje","tag-vastgoed-in-spanje","tag-waar-op-letten-kopen-in-spanje"],"acf":[],"_links":{"self":[{"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/posts\/24907","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/comments?post=24907"}],"version-history":[{"count":2,"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/posts\/24907\/revisions"}],"predecessor-version":[{"id":33440,"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/posts\/24907\/revisions\/33440"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/media\/24926"}],"wp:attachment":[{"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/media?parent=24907"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/categories?post=24907"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.confianz.be\/en\/wp-json\/wp\/v2\/tags?post=24907"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}