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Valenciareal estate

Valencia is the cheapest of Spain’s big three and still pays the same 10% ITP as Catalonia. Ruzafa, El Carmen and Cabanyal are distinct books — and since 2024, so is the flood map.

MadridBarcelonaMálagaSevilleAlicante
Nota simple first
Regional ITP mapped
3D map
6–10%ITP on resale, set by the región
10% + AJDIVA path on a new-build instead
NIEforeign tax number required before the deed
Nota simplethe first document, not the brochure
What a purchase really costs

€300,000 home in Valencia

ITP — resale transfer tax (10%)
€30,000
Notario (≈0.5%)
€1,500
Registro de la Propiedad (≈0.3%)
€900
Gestoría & legal (≈1%)
€3,000
Cash needed at the notaría
€335,400

≈ +11.8% over the price. ITP is the resale rate and it is regional — the same flat costs four points more in Barcelona than in Madrid. A new-build from a developer pays IVA (10% residential) plus AJD instead, never ITP. Get the nota simple before the deposit: charges and embargoes travel with the property, not the seller.

Rentals run on rules

The rent side, in three lines

  • Deposit is one month (fianza) plus a limited additional guarantee, and the fianza is lodged with the regional housing body.
  • Long leases run five years, or seven if the landlord is a company, with statutory tenant renewal — not a one-year rollover.
  • Zonas tensionadas under the 2023 housing law cap increases in designated municipalities; Catalonia applies them, most of Andalucía does not.

Tourist letting is a municipal licence question, never a portal assumption. Buy the asset, not an occupancy slide.

Cities

Six metros, six tax regimes

Spain devolves transfer tax to the comunidades autónomas. Madrid at 6% and Catalonia at 10% are the same purchase with a €12,000 difference on a €300,000 flat. Each city guide carries its own rate.

The October 2024 DANA flooding south and west of the city made hydrological risk an ordinary due-diligence item here, not a footnote. Check the parcel against the published flood zoning and the insurance position, including the Consorcio de Compensación de Seguros.

The city has restricted new tourist-let licences in the central districts. Cabanyal’s regeneration is real but uneven street by street; the Turia gardens and the huerta edge are the structural amenities that will not change.

ITP at 10% plus notario, registro and legal puts total acquisition cost near 12% on a resale. Run that before the yield.

FAQ

Is Valencia still cheap?
Cheaper than Madrid and Barcelona per square metre, and no longer cheap against its own five-year history. The gap narrowed fast between 2021 and 2025.
How seriously should I take flood risk?
Seriously enough to pull the zoning map before the deposit. The 2024 event was catastrophic in the southern metropolitan belt and it changed pricing and insurance behaviour.

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