In short
On a €300,000 resale home in San Sebastián (Basque Country), transfer tax and land registry fees come to €12,201 (4% tax at the general rate). Homes in San Sebastián were appraised at €5,208/m² in Q2 2026, +8.8% over a year.
Calculate for San Sebastián
The questions, answered
How much transfer tax on a €300,000 resale home in San Sebastián?
At the general rate of the foral rules (4%), €300,000 bought in San Sebastián pays €12,000 of transfer tax (ITP) and €201 of land registry fees: €12,201 for the buyer, before notary copies and any reduced rate.
What is a home worth per square metre in San Sebastián?
Approved valuers appraised open-market homes in San Sebastián at €5,208/m² in Q2 2026 (424 valuations), +8.8% over a year; the figure is €2,355/m² for Spain and €3,515/m² for the province of Gipuzkoa.
Are home prices rising in San Sebastián?
Yes: appraised values in San Sebastián changed by +8.8% over a year. For Basque Country as a whole the INE index moved +10% (Spain: 12.2%).
Reading the numbers for San Sebastián
By appraised value, San Sebastián is 5th of the 55 cities Payotte covers, from the dearest down. At €5,208/m² it sits more than twice the Spanish average of €2,355/m².
It is the dearest of the three Basque Country cities covered, and about 68% above the Basque Country average (€3,102/m²). The province of Gipuzkoa is at €3,515/m², so the city is €1,694 above its province.
The appraised value is up €420/m² from €4,788 a year earlier (+8.8%), 3.7 points slower than the national rise (+12.5%) and 2.3 points slower than Basque Country as a whole (+11.1%). On a 90 m² home at the average, the year's move is worth about €37,827.
Taken at the average appraised value, €300,000 buys roughly 55 m² in San Sebastián, against 125 m² at the Spanish average. A 90 m² home at that value would be about €469,000; the buyer's taxes and registry fees on a resale come to €19,007 (4%). Arithmetic on an average, not a valuation.
The San Sebastián figure rests on only 424 valuations, a thin sample that a few large operations can move, or 2.2 valuations per 1,000 inhabitants. With 189,866 inhabitants it is the 24th most populated of the 55 cities covered.
On that ladder the next city up is Madrid at €5,418/m² (€210 more), and the next one down is Sitges at €4,932/m² (€277 less). The dearest covered city, Santa Eulària des Riu, is at €6,844/m², €1,636 above San Sebastián; the cheapest, Cartagena, at €1,486/m², €3,723 below. It held the same 5th place a year earlier.
| Size | Price at that value | Buyer taxes, resale | Buyer taxes, new build |
|---|---|---|---|
| 50 m² | €260,000 | €10,590 (4%) | €27,490 |
| 70 m² | €365,000 | €14,819 (4%) | €38,544 |
| 90 m² | €469,000 | €19,007 (4%) | €49,492 |
| 120 m² | €625,000 | €25,287 (4%) | €65,912 |
The figures
| Measure | Value | Source |
|---|---|---|
| Transfer tax (ITP) on €300,000 | €12,000 | Normas forales del ITPAJD de Álava (NF 11/2003), Álava/Araba: art. 43.Uno.b) (4%); art. 56.2 (AJD 0.5%); Bizkaia: art. 13.b) (4%); art. 44.1 (AJD 0.50%); Gipuzkoa: art. 11.1.b) (4%); art. 29.2 (AJD 0.5%) |
| Land registry on €300,000 | €201 | Real Decreto 1427/1989 |
| Notary's deed fee on €300,000 (seller by default) | €388 | Real Decreto 1426/1989 |
| Appraised value, Q2 2026 | €5,208/m² | Ministry, 424 valuations |
| Appraised value, Q2 2025 | €4,788/m² | Ministry |
| Province of Gipuzkoa, Q2 2026 | €3,515/m² | Ministry |
| Basque Country, appraised value, Q2 2026 | €3,102/m² | Ministry (+11.1% a year) |
| Basque Country, INE house price index, change over a year | +10% | INE, Q2 2026 |
| Population, 1 January 2025 | 189,866 | INE, Padrón |
Valuers' averages, not sale prices; changes computed by Payotte.
Buying from abroad
What differs for a foreign buyer: Buying as a foreigner · non-resident tax calculator · purchase costs in every region.
Closest in appraised value
Sources
- Taxes: Normas forales del ITPAJD de Álava (NF 11/2003), Bizkaia (NF 1/2011) y Gipuzkoa (NF 18/1987); calculator sources.
- Appraised values: Estadística de valor tasado de la vivienda (tables 1 and 4; Elaboración propia con datos del Ministerio; reuse under Real Decreto 1495/2011, arts. 7 and 8; published 2026-09-15).
- House price index: INE, Índice de Precios de Vivienda, Q2 2026 (Fuente: Sitio web del INE: www.ine.es; published 2026-09-07).
- Population: INE, Padrón.