Seller’s guide
Selling your property on the Costa del Sol
Selling as an international owner is very manageable once you understand the process, the costs and what needs to be ready before a buyer arrives. This guide explains how a Spanish sale works, the costs to plan for, the 3% non-resident retention, the documents you’ll need and the questions worth resolving before you agree an asking price.
General information only, not legal or tax advice. Spanish tax rules, municipal procedures and individual circumstances vary and can change. Always obtain advice from an independent Spanish lawyer and appropriately qualified tax adviser before acting. Last updated: August 2026.
How selling a property in Spain works
- Assessment & valuation — a defensible recommendation with the reasoning explained, not the highest possible number.
- Prepare property & paperwork — gather documents, address obvious maintenance, get the energy certificate ready.
- Marketing — presented accurately to buyers, including international buyers in five languages.
- Viewings & follow-up — a viewing without follow-up tells a seller very little.
- Offer & negotiation — consider timing, financing and conditions, not just the headline price.
- Reservation — a deposit to remove the property from active marketing; terms vary, so have your lawyer review them.
- Private purchase contract (arras) — a ~10% deposit is common but not universal; understand exactly what you sign.
- Buyer due diligence — a document-ready seller makes this stage easier.
- Completion at the notary — the escritura pública is signed, the balance settled and the keys handed over.
- Seller taxes & post-completion — capital gains, the 3% retention, plusvalía and any mortgage cancellation.
What does it cost to sell?
There is no single universal percentage. The total depends on the property, your tax status, the municipality, purchase history, mortgage position and agency agreement. The main items to consider:
Estate-agency fee
Agreed clearly before marketing begins — the fee, whether IVA is additional, when it’s payable and what’s included. Don’t rely on a generic website percentage to understand your own sale.
Municipal plusvalía
A municipal tax connected with increases in urban land value. In a normal sale the seller is generally the taxpayer; the calculation depends on the municipality. Ask your lawyer to calculate the likely position before completion.
Capital gains tax
Broadly the gain between transfer and acquisition value, subject to the rules on costs and reliefs. For non-resident individuals, gains are currently generally taxed at 19% — but that’s not simply 19% of the price difference. Always take individual tax advice.
The non-resident 3% retention
When the seller is non-resident, the buyer generally withholds 3% of the agreed consideration and pays it to the Spanish Tax Agency using Modelo 211. It’s calculated on the sale price — not the gain — and it’s a payment on account of your tax liability, not necessarily the final bill. You then file the non-resident return (Modelo 210) and offset the amount withheld; any excess may be refundable.
Example, for explanation only: on a €500,000 sale the buyer would generally retain €15,000. That does not mean the final capital-gains tax is €15,000 — build the retention into your cash-flow expectations before completion.
What sellers ask us
Do I need an Energy Performance Certificate to sell?
For most normal residential sales, yes — and energy-rating information must be available in the advertising. The certificate is produced by a qualified technician and has a defined validity period. Check whether the existing certificate is available, valid and registered before marketing begins, rather than waiting until a buyer is proceeding.
Can I sell with a mortgage still on the property?
Yes. The outstanding loan is normally repaid as part of completion and the mortgage charge then formally cancelled at the Land Registry. This can involve the bank, notarial documentation and registry formalities — tell your lawyer early so the paperwork is ready before completion.
What documents do I need to sell?
The precise list depends on the property, but commonly: title deed (escritura), passport/ID and NIE, current Land Registry information, the Energy Performance Certificate, recent IBI documentation, a community certificate where applicable, utility and mortgage information, and any powers of attorney. Start collecting them before you receive an offer — your lawyer will confirm the full list.
How long will my property take to sell?
There’s no responsible universal answer. Time to an accepted offer varies with price, presentation, area and market conditions; time from agreed sale to completion depends on due diligence, financing and the negotiated terms. We don’t promise a sale within a particular period — but the more organised your file is when an offer arrives, the fewer avoidable problems arise.
Should I renovate before selling?
Not automatically. Large projects before sale can consume money and time without an equivalent return. Repair what undermines confidence and present the property well — but a full renovation purely to increase the sale price needs much more careful analysis, and sometimes a buyer would rather choose their own finish.
Do I have to be in Spain to sell?
Not necessarily. Many international owners sell while spending part or all of the transaction outside Spain. Depending on the circumstances, a Spanish power of attorney can allow your lawyer or another authorised representative to carry out agreed acts on your behalf. Speak to your lawyer well before completion if you expect to be away.
An honest valuation should come with an explanation. If the figure cannot be explained, it is not very useful.
Why sell with Conrisa
An honest valuation grounded in evidence rather than an inflated figure to win the instruction. Multilingual communication in English, Spanish, Norwegian, Swedish and Danish. Property and location understanding — how the exact position affects the proposition, not just the postcode. Clear communication throughout on feedback, questions, offers and next steps. And professional boundaries: your independent lawyer provides legal advice and your tax adviser confirms your position, while we coordinate the property transaction alongside them rather than pretending to replace them.
Thinking of selling? Start with an honest valuation.
You don’t need to have decided to sell. A valuation helps you understand where your property sits, how we’d position it, which costs to investigate and what the next steps would be. No pressure, no obligation — we’ll explain how we reached it and what we think is realistic before you decide.