Region

Buying a home in Basque Country: transfer tax and prices

Taxes at the region's official rates · appraised values of the ministry · INE house price index.

In short

On a €300,000 resale home in Basque Country, transfer tax and land registry fees come to €12,201 (4% tax at the general rate). Homes were appraised at €3,102/m² on average in Q2 2026 (+11.1% over a year); the INE index rose 10%.

Calculate for Basque Country

If you buy

Taxes, land registry and loan in Basque Country

General rates of Basque Country (foral regime). Change any field: the amounts are recalculated instantly.

Value taxed€300,000
Transfer tax (ITP)€12,000 (4%)
Land registry (registration + presentation)€201
Buyer total (taxes + land registry)€12,201
Notary's deed fee (the seller's by default)€388
Loan of 80% of the price€240,000
Monthly payment, 25 years at 3.134%€1,155

Foral region: the tax is charged on the real value, not on the Catastro reference value. Basque Country: 4% applies if the buyer does not hold more than five homes (6% otherwise).

General rates only: no reduced rates, notary copies, gestoría or valuation. All the rates and sources.

If you sell

Income tax on the gain

National rates: your tax residence decides; residents of Navarre and the Basque Country pay their own foral income tax.

Capital gain€80,000
Rate on the gain19%
Income tax on the gain€15,200
Buyer's 3% withholding (advance)€12,000
Left to pay on the return€3,200

Non-resident: 19% on the gain (IRNR); the buyer withholds 3% of the price (form 211), the seller settles on form 210 and the 3% is credited.

Plusvalía municipal, exemptions and agency fees are not computed. Capital gains tax on a home sale.

The questions, answered

How much transfer tax on a €300,000 resale home in Basque Country?

At the general rate of the foral rules (4%), €300,000 bought in Basque Country 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.

And on a new home in Basque Country?

Bought from the developer, the same €300,000 carries VAT at 10% (€30,000) instead of transfer tax, plus AJD of €1,500 and land registry fees of €201: €31,701 in all.

Are home prices rising in the Basque Country?

Yes: the INE house price index for Basque Country changed by +10% over a year in Q2 2026 (Spain: 12.2%), and the ministry's average appraised value in the Basque Country reached €3,102/m², +11.1% over a year.

How much tax when you sell a home in Basque Country?

The income tax on the gain is national: 19% for a non-resident (IRNR), the savings scale of 19% to 30% for a resident; residents of Navarre and the Basque Country pay their own foral tax. On a gain of €80,000 that is €15,200 or €17,280.

Reading the numbers for Basque Country

Basque Country is 3rd of the 19 regions by appraised value: €3,102/m², 32% above the Spanish average of €2,355/m².

Prices moved +11.1% on the ministry's appraisals and +10% on the INE index, which puts Basque Country among the three slowest regions on the index (18th of 19), 2.2 points slower than Spain (+12.2%).

Payotte covers three cities here. They run from €2,681/m² in Vitoria-Gasteiz to €5,208/m² in San Sebastián, a spread of €2,527/m²; the regional average falls between them, at €3,102/m².

Resale: In the Basque Country, transfer tax (ITP) on a resale home is 4%, on the real value under the foral rules: €12,000 on €300,000, €12,201 with land registry fees.

New build: In the Basque Country, a new home bought from the developer pays VAT at 10% and stamp duty on the deed (AJD) of 0.5%: €31,701 with land registry fees on €300,000.

Young buyers: The three Basque territories (Álava, Bizkaia, Gipuzkoa) have no young-buyer rate in their ITP norma foral texts read on 15 Oct. 2026: a home pays 4% whatever the buyer's age, and 2.5% under the area or large-family tests.

Large families: In the three Basque territories, a large family buying a main home pays 2.5% transfer tax instead of the 4% housing rate, if it owns no other home above 25% in the municipality.

Stressed market areas: The Basque Country has declared stressed areas in eighteen places listed in the BOE resolutions: Errenteria (fourth quarter 2024); Lasarte-Oria, Zumaia, Barakaldo and Irun (first quarter 2025); Donostia/San Sebastián and district 2 of Galdakao (second quarter 2025); Astigarraga, Bilbao, Usurbil and Vitoria-Gasteiz (third quarter 2025); Hernani, Lezo and Tolosa (fourth quarter 2025); Pasaia, Zestoa and Arrasate/Mondragón (first quarter 2026); Basauri (second quarter 2026).

The figures

MeasureValueSource
Transfer tax (ITP) on €300,000€12,000Normas 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€201Real Decreto 1427/1989
Notary's deed fee on €300,000 (seller by default)€388Real Decreto 1426/1989
Basque Country, appraised value, Q2 2026€3,102/m²Ministry (+11.1% a year)
Basque Country, INE house price index, change over a year+10%INE, Q2 2026

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.

Cities of Basque Country on Payotte

Sources