What are the costs of selling a house in Valencia (2025)?

Prologue: an everyday scene in the notary's office

Eugenia and Javier, a Valencian couple nearing retirement, are today signing for the sale of their flat of a lifetime for €435,000. For weeks they have been imagining the trip to Tuscany they will take with the "free money" they believe they will have left.
The notary clears his throat and goes over the figures: taxes, capital gains, mortgage cancellation, technical certifications, agency commission, removal... The final cheque is €61,000 below what they expected. An awkward silence fills the room.
Your story is no exception; it continues to happen every day because costs when selling a house are often underestimated. This guide will save you the trouble.

1. The anatomy of the costs when selling a house

Before diving into percentages and models, it is useful to understand the logic behind each disbursement. Selling a property is, for the Spanish tax system, the transfer of an investment asset. The tax authorities presume that you have generated a profit and want their share; the town hall interprets that the urban land has been revalued; the registrars demand that you leave the property free of encumbrances; the energy certification company guarantees that you are transferring an efficient asset... and so on.
Accepting this chain of legitimacy - whether we like it or not - is the first step to negotiating with leverage and reducing the taxes on the sale of housing.

2. Personal income tax: the unavoidable state toll

2.1 How it is calculated

Imagine you bought for €200,000 and sell for €350,000. It looks like you have gained €150,000, but you can subtract the notary fees of the purchase, the VAT or ITP, the documented alterations and, of course, the costs when selling a house which we analyse here. The result is the capital gain.
The savings base brackets in force in 2025 are applied to this figure:

A reform approved by Law 1/2025 has raised the upper bracket to 28 % and, for very high incomes, to 30 %. The legislator argues that the pressure is only on the 0.1 % of taxpayers, but in practice any sale with a high revaluation is already close to this ceiling.

2.2 Exemptions and legal shortcuts

• Reinvestment in primary residenceIf you buy another permanent home in the following two years or earlier, the gain may be exempt.
• Older than 65 years oldexempt if they transfer their habitual residence.
• Dation in lieu of payment to cancel mortgage: exempt.
• Energy efficiency worksState deduction from 20 % to 60 % extended until 31-12-2025.

The exemptions do not eliminate all taxes on the sale of housingbut they can drastically reduce them.

3. Municipal capital gains tax: the local land value tax

Even knowing that the Constitutional Court overturned the system of flat coefficients in 2021, many property owners think that the capital gain "disappeared". Nothing could be further from the truth. Royal Decree-Law 9/2024 reinstated the figure and today offers you two ways:

1. Objective methodcadastral value of the land × coefficient (0-0.14 depending on the number of years of tenure).
2. Actual methodreal land value gain from purchase to sale.

The seller must choose the most favourable one, complete the self-assessment form and pay it to 30 working days after signature, except in the case of an inheritance, in which case the time limit is six months, extendable for a further six months. pisosenalmeria.es
In cities where land has hardly grown at all, the quota can be symbolic. In Madrid, Barcelona or Palma de Mallorca it tends to be a relevant bite of the costs when selling a house.

4. Professional costs: when bureaucracy comes to life

4.1 Notary's office

The law sets maximum fees, but variables such as number of pages or authorised copies are involved. The average bill is around 600-1 200 € for a typical flat. helpmycash.com

4.2 Land registry and agency

After signing, the deed goes to the registry and, if you opt for an agent, the agent will advance fees and coordinate the paperwork. They usually charge between €100 and €300.

4.3 Cancellation of mortgage registration

Even if your loan is paid off, the mortgage is still registered as a charge. The bank must grant a deed of cancellation and the registrar must record it. The operation costs 700-1000 € on average.

Every euro invested here is deductible when calculating capital gains, but first it comes out of your pocket.

5. Technical documentation: the energy and housing DNA of your property

Since 2013 it has been illegal to advertise a property without energy efficiency certificate. The price ranges from 90 € to 150 €, depending on the province and the square metres. idealista.com
In Catalonia or the Balearic Islands you will have to add the certificate of occupancy (around €100). It is still common for sellers to ignore this until the week of signing, creating last-minute tensions that make the process more expensive. This also adds costs when selling a house

6. Real estate marketing: between visibility and buyer psychology

6.1 Agency Commission

The market has become professionalised and the range is between 3 % and 7 % on the closing price, plus VAT. The actual average for 2025 is 4 %. helpmycash.com
Negotiating who pays the commission - seller, buyer or both - is crucial to controlling the costs when selling a house.

6.2 Home staging

A "staging" service may cost 0.3-1 % of the price, but accelerate the sale by more than 40 % and avoid higher markdowns.
The home-stager does not "make-up" the property; he re-narrates it. The potential buyer sees himself living there and mentally justifies a higher price.

7. Local taxes: the silent annual trickle down

IBI is due on the 1st of January. If you sign in April, legally you should pay it in full, unless the contract shares the burden. Each town hall sets its own rate, but the average property in Valencia is around 400 €. idealista.com
Add the rubbish or sewerage tax and, in urbanisations, the last-minute fees. These are the least glamorous costs, but they are a non-negotiable part of the costs when selling a house.

8. Withholding of 3 %: the case of the non-resident vendor

If you are fiscally resident outside Spain, the purchaser must withhold and pay the 3 % of the price as a payment on account of your IRNR (form 211). You have three months to regularise with form 210. sede.agenciatributaria.gob.es
Ignoring this step can block registration and trigger surcharges that trigger the taxes on the sale of housing.

9. Strategies to optimise costs when selling a house

1. Planning two years aheadAligning the sale with the purchase of a new primary residence.
2. Documenting each reform7,000 € bill for thermal insulation is gold when deducted.
3. Choosing the most favourable capital gains method with a municipal simulator.
4. Request nota simple months in advancewill allow you to detect surprise charges.
5. Compare various agencies adjusting both fees and services included.
6. Commissioning home staging only in the target audience adequate: not every property needs the same level of intervention.

10. A Tale of Two Salespeople: A Comprehensive Case Study Narrative

Antoniois selling his flat bought in 2017 for 240 000 €. Today he closes it at 330 000 €. He refuses to hire an agency, takes photos with his mobile phone and neglects the energy certificate. He takes six months longer than expected, receives five lower offers and ends up accepting €10,000 less.
AnaThey bought their flat in 2012 for 180 000 € and sold it for 295 000 €. They opt for an agency 3 % + home staging 0,6 %. The property is reserved in 18 days without discounts.
The moral is clear: expenditure is not always cost; it is often investment.

11. Comparative table of large numbers

Even with more outlay, time and the absence of bargaining justify Oscar and Pilar's strategy. The example illustrates that the taxes on the sale of housing are just one chapter in the financial novel of selling.

13. Expanded Frequently Asked Questions

1. What withholding tax is levied by the buyer if the seller is a non-resident?
   You must pay the 3 % of the price using model 211 within 1 month. sede.agenciatributaria.gob.es
2. How long does it take for the tax authorities to return the withholding tax?
   About 3-6 months after filing the final form 210.
3. What expenses can I add to the acquisition value in order to pay less IRPF?
   Notary and registration of purchase, ITP/VAT, renovations with invoice, commission of the purchasing agency...
4. If I inherited the house, what value do I use?
   That of the deed of inheritance plus taxes satisfied.
5. Deadline for paying the municipal capital gains tax
   30 working days after the sale; 6 + 6 months in inheritances.
6. Surcharge for late submission
   1 % + interest if you are early; penalty 50-150 % if you wait for request.
7. Are energy efficiency works deductible?
   Yes, up to 60 % if you achieve letter A or B or -30 % consumption. sede.agenciatributaria.gob.es
8. Is there a reinvestment exemption?
   Total if you buy a new main residence in ≤ 24 months. sede.agenciatributaria.gob.es
9. Who pays IBI in the year of sale?
   The holder as at 1 January, unless contractually pro-rated.
10. Is mortgage cancellation mandatory?
    Yes, it costs ~€1,000 and is a deductible expense. helpmycash.com
11. Is the real estate commission deductible for personal income tax purposes?
    Yes; it reduces the taxes on the sale of housing.
12. Is it compulsory to hire an agency?
    No, but it can accelerate the operation and has an impact on the costs when selling a house.
13. Do people over 65 years of age pay personal income tax?
    No, if they transfer their main residence.
14. How to prove losses in order to avoid capital gains?
    With approved appraisal reflecting lower land value.
15. Can I sell before one year and avoid taxation?
    No. Personal income tax is levied on gains on real estate, irrespective of the time period.

14. Conclusion: the art of selling without surprises

In the collective imagination, selling the property is "just getting the money and that's it". Reality shows that the operation is more like a river with fiscal, registry and emotional tributaries. Controlling the costs when selling a house and anticipate the taxes on the sale of housing is the difference between a pleasant closure and a bitter pill.

As a real estate professional who has accompanied more than 400 transactions, I invite you to see every item of expenditure as an investment in legal certainty and speed of sale. One euro well spent on certification, consultancy or aesthetics can save you a hundred in sales and headaches.