Resale vs new-build in Spain — which should a foreign buyer choose?
A resale (second-hand) home is taxed with ITP (10–13% in Catalonia) and is ready to move into, while a new-build from a developer carries 10% IVA + 1.5% AJD and a 10-year structural warranty but adds completion and off-plan risk.
| Resale | New-build | |
|---|---|---|
| Purchase tax | ITP 10–13% | 10% IVA + 1.5% AJD |
| Tax on €400,000 | ≈ €40,000 | ≈ €46,000 |
| Condition | As-is; may need work | New; LOE 10-year structural warranty |
| Availability | Immediate | May be off-plan / delayed |
| Main risk | Hidden defects, debts, surface mismatch | Developer/completion risk (bank guarantee, Ley 20/2015) |
| Price negotiation | Often flexible | Less flexible (developer-set) |
Most foreign purchases in Catalonia are resale, so ITP is the common case — but check the specific home's charges and surface carefully.
For an off-plan new build, confirm the developer's bank guarantee for your stage payments before you commit.
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Related
Sources: Agència Tributària de Catalunya — ITP/AJD; Agencia Tributaria (AEAT) — IVA.
General information for people buying property in Spain — not legal, tax or financial advice.
Last reviewed June 2026.