How is capital gains tax charged in Spain?

Capital gains are savings income (ganancia patrimonial) taxed in the base del ahorro on a progressive scale: 19% up to EUR 6,000, 21% from EUR 6,000 to 50,000, 23% from 50,000 to 200,000, 27% from 200,000 to 300,000, and 28% above 300,000. The same scale applies to gains on shares and on property.

How is the gain worked out?

The gain is the sale price minus the acquisition cost and minus allowable acquisition and disposal costs such as notary fees, the ITP paid on purchase, agency commission and capital improvements. Only the net gain is taxed, so keeping receipts for those costs reduces the bill.

Are there reliefs for older sellers?

Yes. Sellers aged 65 or over are generally exempt on the gain from disposing of their habitual residence, and there is a separate over-65 relief for reinvesting other gains into a lifetime annuity (up to a cap). This calculator models the general scale and main-home reinvestment, not these age-specific reliefs.

Is this an exact tax bill?

No, it is an estimate. It applies the national savings scale and the reinvestment exemption but does not model autonomous-community variations, over-65 reliefs, non-resident rules, or the interaction with other savings income. Confirm with a Spanish asesor fiscal before filing.

Spain Capital Gains Tax Calculator

Q: Can I avoid tax when selling my main home?

Yes, partly or fully. If you reinvest the proceeds from selling your habitual residence into a new main home within two years, the gain is exempt in proportion to the amount reinvested. Reinvest everything and the whole gain is exempt; reinvest half and roughly half the gain stays taxable.

Email me this result

Get this tool's output sent to your inbox, plus one useful tool a week. No spam, unsubscribe any time.

This Spain capital gains tax calculator works out the ganancia patrimonial due when you sell listed shares or real property. Both are taxed in Spain’s savings base (base del ahorro) on the same progressive 19–28% scale, and the tool also handles the valuable main-home reinvestment exemption for property.

How it works

The taxable gain is sale price − purchase price − allowable costs, where allowable costs include purchase taxes like the ITP, notary and registry fees, agency commission and capital improvements. That gain is then taxed in bands:

up to EUR 6,000 → 19%
EUR 6,000 – 50,000 → 21%
EUR 50,000 – 200,000 → 23%
EUR 200,000 – 300,000 → 27%
above EUR 300,000 → 28%

For property, if you reinvest proceeds from selling your habitual residence into a new main home within two years, the gain is exempt in proportion to the amount reinvested. Enter that percentage and the tool removes the exempt slice before applying the scale.

Example

Sell shares bought for EUR 100,000 at EUR 160,000: the EUR 60,000 gain is taxed at 19% on the first EUR 6,000 and 21% on the next EUR 44,000, then 23% on the remainder — well under a flat 21% overall. Sell a second home for the same gain with 50% reinvested in a new main home and only EUR 30,000 stays taxable.

Notes

Estimate only. Spain taxes capital gains on the national savings scale; the full main-home reinvestment exemption requires reinvesting the entire sale proceeds within two years. Over-65 reliefs, autonomous-community rules and non-resident treatment are not modelled. Confirm with a Spanish accountant before filing.