Costs of selling a flat in Zaragoza 2026

Before you list your flat, it pays to know how much money you will actually keep. The price in the deed is not what lands in your bank account: taxes, mortgage cancellation and other costs all come off the top.

This guide explains what the seller and the buyer usually pay when a home changes hands in Zaragoza in 2026. These are general rules based on this year's figures. Every case has its own details, so check your numbers with a notary (notario) or a tax adviser before you sign.

The municipal capital gains tax (plusvalía)

Spanish town halls charge a tax on the increase in value of urban land when a property is sold. It is known as the plusvalía municipal and it is paid by the seller, not the buyer. It taxes the rise in value of the land, not of the whole flat.

According to Zaragoza City Council's current tax ordinance, the rate is 28%. The coefficients applied to the land's cadastral value are the maximum allowed by national law.

Three points matter most:

• There are two ways to calculate it: the objective method, based on cadastral land value and years of ownership, and the real method, based on your actual gain. You can choose whichever works out cheaper.
• If you sell for less than you paid, there is no increase in value and nothing to pay. You will need both deeds to prove it.
• It is filed through the City Council's online office (sede electrónica), within the deadline set by the ordinance.

Income tax on the capital gain

The Spanish tax agency (Hacienda) also taxes the difference between what you paid and what you sell for. Purchase costs and taxes, plus any improvements, are added to the purchase price. Selling costs, such as agency fees, are deducted from the sale price.

The gain goes into your income tax return (IRPF) for the following year, as savings income. If you are a Spanish tax resident, the 2026 scale is:

• 19% up to €6,000.
• 21% from €6,000 to €50,000.
• 23% from €50,000 to €200,000.
• 27% from €200,000 to €300,000.
• 30% above €300,000.

If you are not tax resident in Spain, different rules apply, including a withholding made by the buyer, so get specific advice.

When the gain may be exempt

• You are over 65 and selling your main home (vivienda habitual).
• You reinvest the proceeds in a new main home within two years. Partial reinvestment gives a proportional exemption.
• You are over 65 and put up to €240,000 into a life annuity within six months.

Other costs for the seller

On top of taxes, there are costs worth budgeting for from the start:

• Paying off the mortgage. Any outstanding loan is settled from the sale proceeds on completion day. The charge then has to be removed from the Land Registry, which means notary, agency (gestoría) and registry fees.
• Energy performance certificate. It is compulsory for any sale and the rating must appear in the listing. A qualified technician issues it.
• Community certificate. The building's administrator confirms you are up to date with community fees. The notary will usually ask for it.
• Agency fees, if you use an agent. Agree them in writing before you start.
• Notary. As a general rule, the seller pays for the original deed and the buyer for the first copy, although the parties can agree otherwise.

What the buyer pays

It does not come out of your pocket, but it shapes what your buyer can offer and how they negotiate.

On resale homes, the buyer pays transfer tax (Impuesto de Transmisiones Patrimoniales, ITP). In Aragón the rate is 8% up to €400,000, rising in bands to 10% above €750,000.

Buyers under 35 purchasing a main home of up to €100,000 get a 12.5% reduction on the tax bill. The cut to 4% for young buyers that has been discussed this year is not in force.

The buyer usually also pays for registering the purchase and, if they need a mortgage, the bank valuation (tasación).

A worked example

Take a flat bought in 2010 for €150,000 and sold in 2026 for €200,000. These are round, purely illustrative figures.

• Purchase taxes and costs at the time: €12,000. Acquisition value: €162,000.
• Selling costs such as agency fees and the energy certificate: €6,000. Transfer value: €194,000.
• Capital gain: €32,000.
• Approximate income tax: €6,000 at 19% (€1,140) plus €26,000 at 21% (€5,460), so around €6,600 in total.

On top of that comes the plusvalía, which depends on the land's cadastral value and how long you have owned the flat. Any outstanding mortgage is also deducted. That is why it is worth running the numbers with your deeds in front of you.

At ACG Inmobiliaria we estimate your net proceeds with you before setting the price, so you can decide with real figures. We then help you gather the paperwork through to completion.

In short

Selling a flat in Zaragoza means paying the plusvalía municipal, at 28% under the current ordinance unless there is no gain. You also pay income tax on the gain at 19% to 30%, with exemptions for over-65s and for reinvestment. Add mortgage cancellation, the energy certificate and any agreed fees.

The buyer pays Aragón's transfer tax, 8% in most cases. Work out your net figure before you go to market, and check your own case with a notary or tax adviser.

Related reading

• Selling an inherited flat in Zaragoza
• Selling a home in a divorce in Aragón