Taxes for Belgian Buyers of Property in Spain

Taxes for Belgian buyers of property in Spain: the essentials

If you are a Belgian buyer looking at property on the Costa del Sol, the taxes you will pay fall into two clear groups: the taxes due at purchase (paid once) and the taxes due each year while you own the home. As a resident of Belgium you are an EU/EEA citizen, which matters for two reasons: you enjoy the lower 19% non-resident tax rate, and you do not need any visa to buy, own or live in Spain. This guide sets out the main figures for 2026, using Andalusia’s regional rates, so you can budget accurately before you sign. For related reading, see our guides on buying costs, the NIE process and non-resident mortgages.

Purchase taxes: new-build versus resale

The single biggest variable is whether the home is a new-build (bought from the developer for the first time) or a resale.

New-build property: IVA plus AJD

A new-build home is subject to national VAT (IVA) at 10% of the purchase price, and to officially protected housing (VPO) at a reduced 4% ¹⁴. On top of the IVA you pay Stamp Duty (Impuesto sobre Actos Jurídicos Documentados, AJD), which in Andalusia is charged at a general rate of 1.2% ¹. So a standard new-build carries roughly 11.2% in combined purchase tax before notary, land-registry and legal fees.

Resale property: ITP

A resale (second-hand) home is not subject to IVA. Instead you pay Transfer Tax (Impuesto sobre Transmisiones Patrimoniales Onerosas, ITP), which Andalusia charges at a general flat rate of 7% ²⁴. Reduced rates exist but are narrow: 6% for a habitual residence worth up to 150,000 euros, and 3.5% for buyers under 35 acquiring a habitual residence up to 150,000 euros ². Most Belgian buyers of a Costa del Sol second home will fall under the standard 7%. The buyer is the taxpayer, and ITP must be filed and paid within two months of the deed ².

The NIE: you cannot pay tax without it

Every non-resident buyer needs a Numero de Identificacion de Extranjero (NIE), the foreigner’s tax identity number. It is required to sign the deed, pay purchase taxes, set up utilities and file any Spanish return. As a Belgian (EU) citizen you obtain it through a Spanish consulate in Belgium or in person in Spain. Budget time for it well before completion; see our dedicated NIE guide.

Annual taxes once you own

IBI (local property tax)

Impuesto sobre Bienes Inmuebles (IBI) is the annual municipal property tax, levied by each town hall on the cadastral value (valor catastral). The rate is set locally and commonly sits in the region of 0.4% to 1.1% of the cadastral value, so the exact figure depends on the municipality (Marbella, Estepona, Mijas and Fuengirola each set their own). You should confirm the current rate with the specific town hall.

IRNR: non-resident income tax (Modelo 210)

This is the tax most Belgian buyers overlook. If you own a Spanish property but are not tax-resident in Spain, you owe Non-Resident Income Tax (Impuesto sobre la Renta de no Residentes, IRNR), declared on Modelo 210 ³. There are two scenarios:

• You do not rent the home out. Spanish law still deems an imputed income based on the cadastral value. The taxable base is 1.1% of the cadastral value where that value has been revised within the last ten years, or 2% otherwise ⁵. As an EU/EEA resident, that base is taxed at 19% ³⁵. Example: a cadastral value of 100,000 euros at 2% gives a base of 2,000 euros, taxed at 19% = 380 euros for the year. This is filed once a year.
• You rent the home out. You pay 19% on the rental income, and as a Belgian (EU/EEA) resident you may deduct associated expenses (community fees, IBI, repairs, mortgage interest, proportional depreciation) ³⁵. Non-EU owners pay 24% with no deductions, so your EU status is a genuine advantage. Rental returns are generally filed quarterly.

Selling later: the 3% retention and capital gains

When you eventually sell as a non-resident, the buyer is legally obliged to withhold 3% of the sale price and pay it to the tax agency (AEAT) on Modelo 211, as an advance against your capital gains tax ⁶⁷. This is not an extra tax: it is a payment on account. Your actual capital gain (sale price less acquisition cost and allowable expenses) is taxed under IRNR, and for EU/EEA residents the rate is 19% ⁶. If the 3% withheld exceeds your final liability, you reclaim the difference through Modelo 210, typically within a few months of filing ⁶.

You will also owe plusvalia municipal, the local tax on the increase in land value, payable to the town hall (rates vary by municipality and are settled within 30 days of the deed) ⁶. Keep every invoice from the purchase, as legitimate costs reduce the taxable gain.

Wealth tax and the solidarity tax

Spain levies a Wealth Tax (Impuesto sobre el Patrimonio) on the Spanish assets of non-residents. Andalusia applies a 100% regional rebate, which in practice removes the ordinary regional wealth tax for most owners. However, the national Solidarity Tax on Large Fortunes can still apply to very high net worth (broadly, Spanish assets above the multi-million-euro threshold after allowances). For a typical Costa del Sol holiday home this is not a concern, but high-value buyers should take specific advice.

Belgium and Spain: avoiding double taxation

Belgium and Spain have a double taxation treaty in force, so you will not be taxed twice on the same income. Under the treaty, income and gains from immovable property are taxable in Spain (the country where the property sits). Belgium, as your country of residence, still requires you to declare the Spanish property in your Belgian return; Belgium generally applies an exemption-with-progression method, meaning the Spanish income is exempt in Belgium but may raise the rate applied to your other Belgian income. The precise mechanics changed with a recent protocol, so confirm the current treatment with a Belgian adviser for your own figures.

No visa, no golden visa: your EU advantage

Because Belgium is an EU member state, you have the right of free movement. You do not need a purchase permit, a residence visa or the (now-discontinued) golden visa route. If you stay in Spain more than three months you simply register as an EU citizen and obtain a green residence certificate (certificado de registro). Note that spending more than 183 days a year in Spain generally makes you Spanish tax-resident, which changes your tax profile entirely: see our residency and tax-residency guide before you plan long stays.

Healthcare and schools (briefly)

As an EU citizen you can use your European Health Insurance Card for temporary stays, and pensioners relocating can access Spanish public healthcare via the S1 form. The Costa del Sol has a wide choice of international and bilingual schools (British, and other European curricula) across Marbella, Estepona and the wider coast, which many relocating Belgian families use. These are practical, not tax, matters, but they shape the total cost of moving.

Budgeting rule of thumb

Beyond the headline taxes, set aside roughly 10% to 14% of the purchase price for all buying costs combined (tax plus notary, land registry and legal fees). A new-build at the IVA-plus-AJD level lands at the upper end; a resale under ITP sits lower. Always model your own case with a local lawyer and gestor before committing.

This guide is general information for 2026 and not personal tax advice. Rates and thresholds change, and Andalusia sets several of them regionally. Confirm figures with the Agencia Tributaria, the Junta de Andalucia and a qualified adviser before you transact.