Practical tools
Spain Municipal Capital Gains Tax Calculator
Estimate the IIVTNU (plusvalía municipal) tax on the transfer of urban property using the objective calculation method, in force since Royal Decree-Law 26/2021.
Enter property details
Only the land component (not the building). Find it on your IBI receipt or at the Catastro website.
Complete years elapsed between acquisition and transfer. Maximum 20.
Each municipality sets its own rate, up to the statutory maximum of 30%. Check your local authority's tax ordinance.
Estimated result
Cadastral land value
—
Applicable coefficient
—
Tax base (objective method)
—
Municipal tax rate applied
—
Estimated municipal capital gains tax
—
Remember: If the actual increase in land value (sale price minus proportional acquisition cost of land) is lower than the figure calculated by the objective method, you can opt for the real value method, which may result in a lower or even zero tax liability if no real increase occurred.
No cost · Google Meet or in person · cancel up to 24h in advance
Partner calls directly · Same day if requested
Get the PDF report by email
We'll send you the visual results with year-by-year comparison and cumulative saving.
This calculator is for guidance only. Consult a professional for personalized analysis.
What is the Spanish municipal capital gains tax (plusvalía)?
Spain's municipal capital gains tax (Impuesto sobre el Incremento de Valor de los Terrenos de Naturaleza Urbana, IIVTNU) is a local tax charged by the municipality where the property is located. It is triggered whenever urban land changes hands — whether through a sale, inheritance, or donation — and is levied on the increase in value of the land (not the building) since the previous transfer.
Following the 2021 Constitutional Court ruling and the subsequent Royal Decree-Law 26/2021, the tax was reformed. Taxpayers may now choose between two calculation methods: the objective method (cadastral land value × a coefficient determined by years held × municipal tax rate) and the real value method (actual increase in the land's value). You may choose whichever method produces a lower tax bill, or pay nothing if you can demonstrate there was no real increase in value.
BMC advises on all aspects of Spanish property transactions: tax due diligence, plusvalía optimisation, Transfer Tax (ITP), Stamp Duty (AJD), and the IRPF implications of the sale. See our Real Estate Law service and Tax Planning service.
Selling or inheriting property in Spain?
Our real estate tax specialists will help you minimise the tax burden on your property transaction.
Methodology and sources
Assumptions applied by this calculator
- IRPF savings rate schedule 2026 (Art. 66 LIRPF)
- Capital gains on asset sales by Spanish tax residents are taxed at the savings base (base del ahorro) rate: 19% on the first €6,000; 21% from €6,001 to €50,000; 23% from €50,001 to €200,000; 27% from €200,001 to €300,000; 28% above €300,000 (Ley 35/2006, Art. 66). The gain is calculated as transfer price minus acquisition value.
- Acquisition value includes purchase taxes, notary and improvement costs
- The taxable gain equals (transfer price − selling costs) minus (purchase price + acquisition taxes (ITP or VAT) + notary and registry fees + improvement expenditure). Routine maintenance costs are not deductible. The transfer price is reduced by the Plusvalía Municipal paid by the seller and estate agent commissions.
- Primary residence reinvestment exemption (Art. 38 LIRPF)
- Gains on the sale of the taxpayer's primary residence (vivienda habitual) are fully exempt from IRPF if the entire net proceeds are reinvested in a new primary residence within 2 years of the sale. Partial reinvestment produces a proportional exemption. Taxpayers aged 65 or over benefit from a full exemption with no reinvestment requirement.
- Plusvalía Municipal: objective or direct method from RDL 26/2021
- The Plusvalía Municipal (IIVTNU) is a municipal tax on the increase in the land value of urban property. Since RDL 26/2021, sellers may choose the method producing the lower tax: (A) objective method (cadastral land value × applicable coefficient, set per municipality × municipal tax rate up to 30%), or (B) direct method (actual land-value gain × municipal rate). Sellers with no actual gain are exempt.
Official sources
- Ley 35/2006, Arts. 33–39 — IRPF capital gains and exemptions (LIRPF)
- Ley 35/2006, Art. 66 — savings base tax rates (LIRPF)
- RDL 26/2021 — Plusvalía Municipal reform (IIVTNU objective and direct methods)
- LRHL (RDL 2/2004), Arts. 104–110 — IIVTNU municipal regulation
Last reviewed: 2026-06-30
Reviewed by: BMC Tax Team — Specialists in Spanish real estate and capital gains taxation
This calculator provides an estimate for informational purposes. It does not replace professional advice. Results may vary based on personal circumstances and regulatory changes. Consult an advisor for personalized planning.
Related calculators
This tool provides a directional estimate. A specialist can analyse your specific situation in detail.