Plusvalía Municipal in Malaga: calculation under the new methods, main-home reduction in inheritances and reclaims

The plusvalía municipal in Malaga — the Impuesto sobre el Incremento de Valor de los Terrenos de Naturaleza Urbana (IIVTNU), or municipal land value tax — is managed directly by the Malaga Town Hall through its Oficina de Gestión Tributaria. The Malaga property market has experienced one of Spain's strongest periods of appreciation over the last 10 years, particularly in the Casco Histórico, Soho, La Misericordia and the seafront, making the choice of calculation method decisive in minimising the amount due. At BMC we calculate both methods, file the self-assessment with the Malaga Town Hall and pursue reclaims for overpaid assessments. For the full picture of the transaction's tax implications in Malaga, visit our tax planning section.

The IIVTNU in Malaga: procedure and administering body

The Malaga Town Hall manages the IIVTNU directly through its Servicio de Gestión Tributaria, with offices at Pasillo de Santa Isabel, 3 and an electronic office at malaga.eu. The standard procedure is:

1. The taxpayer files the self-assessment within the legal deadline.
2. The Town Hall may carry out a verification check, particularly when the real method is used.
3. If discrepancies are found, a provisional assessment is issued, which can be appealed.
4. The reposition appeal is lodged with the Malaga Town Hall; if dismissed, the economic-administrative reclaim goes before the TEAR of Andalusia (Malaga office).

The two IIVTNU calculation methods in Malaga

Objective method

The taxable base is the product of the cadastral land value (shown on the IBI receipt as “valor catastral del suelo”) multiplied by the coefficient for the holding period, approved by the Malaga Town Hall in its annual local tax ordinance.

Current statutory maximum coefficients under Art. 107.4 TRLRHL:

From 1 December 2026 the RDL 29/2026 table applies only if the Spanish Congress validates it, which it has not done as of 8 November 2026.

The rate is set by the Malaga Town Hall in its current tax ordinance, up to a legal maximum of 30% (Art. 108.1 TRLRHL).

Real method

The difference between the transfer price and the acquisition price, weighted by the proportion of the cadastral land value to the total cadastral value. The same tax rate applies.

Which method gives the lower charge does not depend only on the years: it depends on whether the real gain attributable to the land exceeds the objective base (cadastral land value × coefficient). At the legal maximum, that base ranges from 9% of the cadastral land value (12 to 15 years) to 40% (20 years or more). For long holdings with strong appreciation the objective method usually gives less; if the real gain is small or there is none, the real method is better, and with no gain there is no tax (Art. 104.5 TRLRHL). That is why we always calculate both.

The reduction of up to 95% for inheritances of the main home in Malaga

The reduction of up to 95% is the most important measure available in Malaga inheritances. The law allows tax ordinances to grant a relief of up to 95% of the tax charge on inheritances in favour of descendants, spouses and ascendants (Art. 108.4 TRLRHL). The percentage and conditions (for example, that the property was the deceased’s main home) are those of Malaga’s current ordinance. The reduction must be expressly requested in the self-assessment.

Concrete example: an estate involving a flat in Malaga’s El Palo neighbourhood with a gross IIVTNU liability of 4,200 euros. Assuming the 95% reduction (the percentage is the one in the current ordinance): 210 euros. Without the reduction: 4,200 euros. The difference can be dramatic and depends entirely on the reduction being correctly claimed.

The Malaga property market and its impact on the plusvalía

Malaga has undergone remarkable urban and socioeconomic transformation over the last 10 years: cultural tourism, the arrival of technology companies and strong interest from foreign buyers have driven prices particularly in the Casco Histórico, Soho, the Pedregalejos and El Palo seafront, and the Parque Tecnológico de Andalucía corridor.

This significant appreciation has direct consequences for the plusvalía municipal:

• For properties acquired before 2015 and sold now, the actual gain proportional to the land can be very high. Which method gives less depends on whether the real gain on the land exceeds the objective base (9% to 40% of the cadastral land value depending on the years); we always calculate both.
• For properties acquired between 2019 and 2022, the real method gives the lower charge if the real gain on the land is lower than the objective base (16% to 20% of the cadastral land value for 4 to 7 years).
• In peripheral areas of Malaga (Palma-Palmilla, Cruz de Humilladero, northern districts), where appreciation has been lower, the difference between methods tends to be smaller.

Andalusian inheritance tax and its interaction with plusvalía in Malaga

In estates involving property in Malaga, the heir must settle:

• Impuesto de Sucesiones y Donaciones with the Malaga delegation of the Junta de Andalucía (ATIA), applying the Andalusian autonomous-community rules with their reductions (up to 99% for transfers between spouses, descendants and ascendants in certain cases).
• IIVTNU with the Malaga Town Hall, with the possible reduction of up to 95% for the main home (Art. 108.4 TRLRHL; the percentage and conditions are those of the current ordinance).

Both reductions are independent and can be applied simultaneously. In an estate involving a family home in Malaga, the combined ISD and plusvalía municipal burden can be reduced to very small amounts when both reductions are correctly claimed.

Self-assessment deadlines with the Malaga Town Hall

Reclaims for plusvalía municipal in Malaga

For prior transfers where too much was paid, the available avenues in Malaga are:

• Evidenced real loss: refund application within the 4-year limitation period.
• Town Hall assessments not yet final: reposition appeal before the Town Hall and, if dismissed, reclaim before the TEAR de Andalucía (Malaga chamber).
• Self-assessments within the rectification period: if the more expensive method was used and it is within the 4-year period, rectification with a refund of the difference may be requested.

Read our article on the Constitutional Court ruling and the current IIVTNU regime in 2026 and the plusvalía municipal calculation guide.

BMC has an office in Malaga. Find out about our Malaga office for local support.