General
Buy a plot of land and build on it yourself.
Buy a plot of land on the Costas and then build a villa to your own taste. From the foundation to the roof.
Building a house starts with buying a piece of land to build on, but what costs and taxes should you consider?
Building your dream home in Spain starts with purchasing a plot of land that meets the requirements of your project. The plot is one of the most important factors that influence the total cost.
The cost of acquiring building land goes beyond its price – it also includes taxes and additional costs. Here we break down the taxes you will have to pay and their estimated cost.
An overview
Taxes
If you buy building land from a private individual, you will have to pay the property transfer tax (ITP), which varies according to the Autonomous Community and ranges from 4% to 10%.
However, if the plot is bought from a company, you will have to pay 21% VAT, together with stamp duty (IAJD, abbreviation in Spanish), which also depends on the Autonomous Community and is usually between 0.5% and 1.5%.
Costs
People buying land must cover the following costs:
Land Registry
Registering the property with the Land Registry ensures that the new ownership is legally recognized. This process must be completed at the Land Registry Office corresponding to the city or town where the property is located. Although there is no legal deadline, it is highly recommended to complete the registration as soon as possible.
The costs depend on the value of the land purchased. The applicable percentages are:
Land Value Percentage
- Up to €6,010.12 – €24.04 fixed costs
- Between €6,010.13 and €30,050.61 – 1.75%
- Between €30,050.62 and €60,101.21 – 1.25%
- Between €60,101.22 and €150,253.03 – 0.75%
- Between €150,253.04 and €601,012.10 – 0.3%
- Above €601,012.10 – 0.2%
For example, if the land has a price of €100,000, the registration fee will be €750 (0.75%).
Notary
The sale must be formalized before a notary, who certifies the legal validity of the transaction. The buyer has the right to choose the notary. As for the costs, notary fees are regulated by state rates, which generally range from 0.2% to 0.5% of the sale price. On average, notary and registration fees amount to around €1,000.
Administrative costs
Although it is not mandatory, the help of a tax office makes the operation and tax payment easier. The amount is usually around € 300.
Legal fees
It is strongly recommended to hire a lawyer to obtain legal advice when purchasing real estate or land. Lawyers do not have fixed rates, but their fees usually vary between 0.5% and 1% of the purchase price.
Other costs related to the purchase of land
When purchasing land, it is crucial to ensure that there are no legal issues that could hinder future construction. In addition to understanding the initial costs, it is also essential to identify potential hidden costs that may arise during the process:
Costs and liabilities: Financial obligations, such as outstanding mortgages, are transferred to the buyer. Therefore, it is essential to verify the legal status of the land via a ‘nota simple’ from the Land Registry and negotiate the price accordingly if there are costs.
Planning Debts: The council can demand payment from the owner for ongoing planning (streets, lighting, sanitation). Even if the land appears urbanised, it is necessary to confirm with the council if there are any debts or future developments that could affect the property.
Right of Way: Restrictions such as pipes or service connections should be registered as they can restrict construction and generate additional costs if they require modifications.
Split Land: Land that has been divided into larger lots may lack basic services, so it should be confirmed that they meet council requirements and are properly registered.
Permit Restrictions: Some properties are denied planning permission due to lack of planning, non-compliance with regulations or basic services. Checking all of this in advance with an architect and the council can make all the difference.
Procedures for buying land to build a house
Before buying a piece of land, it is advisable to carry out a thorough assessment as there may be factors that could affect the viability of your project. This can also be leverage for negotiating the sale price:
Check the tax status of the owner: You should ensure that the owner is up to date with tax payments, such as the IBI. To verify this, ask for the most recent payment receipt or, if this is not available, visit the relevant council.
Technical and legal analysis of the land: consult an architect to assess factors such as the surface area of the land, its buildability, its location and other relevant urban and legal considerations.
Geotechnical investigation: this helps determine the characteristics of the subsoil of the plot and confirms whether it is suitable for construction.
Check the urban classification: it is crucial to verify the classification of the land, as this determines its permitted use.
CONCLUSION
Anyone embarking on such an adventure must of course be well informed in advance about how much it will all cost.
The price of land is therefore a first major stumbling block. And that often turns out to be expensive. Even though the price has not risen nearly as much as the prices in many foreign real estate markets. A piece of building land that is completely OK can quickly cost 2 or 3 times more than the entire construction cost itself. The buyer must still ensure that the piece of land is completely in order and that building on it is permitted.
In addition to the architect, a so-called ‘aparejador’ must also be engaged in Spain.
This is a technical architect or construction engineer who specialises in the management and supervision of construction projects.
Building yourself in Spain greatly increases the risk of disaster scenarios unless you know the area inside out, use an expert Spanish law firm specialising in real estate, hire a good architect and can contract expert firms to build and finish your home.
Even then you will have to load yourself with tons of patience given the Spanish administrative apparatus.
And you have to be aware of the fact that building privately will be a lot more expensive than buying a new build villa through a construction promoter.