Miyabi Calculator
Enter the price and we will calculate, using the official notary and land registry fee scales, how much you should set aside in taxes and costs — so there are no surprises on signing day.
Notary and land registry fees calculated using the official fee scales (Royal Decree 1426/1989 and 1427/1989). Gestoria (administrative agent), lawyer and foreign-resident paperwork are market averages, not regulated fees. Does not include mortgage-linked insurance or international money transfer fees.
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Chat on WhatsAppBuying or selling a home in the Canary Islands involves tax rules that don't exist anywhere else in Spain. The archipelago has its own economic and fiscal regime: instead of VAT, you pay IGIC, and Property Transfer Tax (ITP) is set at a different rate than in other Spanish regions. On top of that, notary and land registry fees follow official national fee scales that are the same across Spain but that few calculators apply accurately.
If you buy a resale home in Tenerife, Gran Canaria, Lanzarote or any other island, you will pay 6.5% ITP on the price. If you buy a new build instead, you will pay 7% IGIC plus 0.75% AJD (stamp duty). In both cases you need to add notary and land registry fees, calculated in bands according to the property price, plus the gestoria.
Selling has its own tax rules too: the municipal capital gains tax (plusvalía municipal) is set differently by every town hall, and the profit is taxed under personal income tax (IRPF) if you're a resident, or non-resident income tax (IRNR) if you're not. The Canary Islands also have a very high share of foreign buyers and sellers, so this calculator also covers non-resident buyers and sellers, including the 3% withholding that applies whenever the seller is not a tax resident in Spain.
Property Transfer Tax (ITP) on the purchase of a resale home in the Canary Islands is 6.5% of the sale price or the cadastral reference value, whichever is higher. Reductions bring it down to as low as 1% in cases such as buyers under 35, large families, or victims of gender violence.
IGIC (Canary Islands General Indirect Tax) replaces VAT in the Canary Islands. It only applies to the purchase of new-build homes, at a rate of 7%, together with Stamp Duty (AJD) at 0.75%. Resale homes are taxed under ITP, not IGIC.
Unless the parties agree otherwise, the law assigns the cost of the main sale deed to the buyer, and the cost of the first copy to the seller. In practice, in most transactions the buyer covers the full notary cost.
Land registry fees are calculated in bands according to the property price, with a minimum of 24.04 euros and a legal maximum of 2,181.67 euros, under Royal Decree 1427/1989.
On top of the purchase costs, you need to add the property valuation (tasación) and the mortgage's administrative fee (gestoría). Since 2019, the notary, land registry and stamp duty (AJD) costs of the mortgage deed itself are covered by the bank, not the buyer.
The seller pays the municipal capital gains tax (plusvalía municipal, set by the town hall) and personal income tax (IRPF) on the capital gain, at rates ranging from 19% to 28% depending on the profit. If the seller is over 65 and sells their main home, the gain is tax-exempt.
It's a local tax on the increase in land value between the purchase and the sale. It is paid by the seller, and the amount depends on the cadastral land value and the coefficient set by each town hall, so it varies by municipality.
You need a NIE (foreigner ID number) to sign. If you don't speak Spanish, the notary may require a sworn translator. As a non-resident owner, you will pay non-resident income tax (IRNR) every year, even if you don't rent the property out. Buying property no longer grants access to the Golden Visa, which was abolished in 2025.
By law, the buyer is required to withhold 3% of the sale price and pay it directly to the Spanish tax authorities using Form 211, within one month of signing. This withholding applies whenever the seller is a non-resident, regardless of the buyer's nationality.
If you are a Spanish tax resident, over 65, and you sell your main home, the capital gain is exempt from personal income tax without needing to reinvest the money. This exemption does not apply automatically to non-resident sellers.
Data reviewed in August 2026. Tax rules change frequently — always confirm current rates before signing, or consult your tax advisor.
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