Spain Municipal Capital Gains Tax Calculator

The Impuesto sobre el Incremento de Valor de los Terrenos de Naturaleza Urbana (IIVTNU), commonly called plusvalia municipal, is a local tax levied on the increase in value of urban land from the date of purchase to the date of transfer. It applies to sales, inheritances and gifts. The tax is collected by the municipality where the property is located.

Since November 2021, taxpayers can choose between two methods: (1) Objective method: taxable base = cadastral land value × coefficient approved for the ownership period (your council's coefficient, capped by the legal maximum in Art. 107.4 of the Local Haciendas Law). (2) Real method: taxable base = actual increase in land value (sale price minus purchase price, proportional to land). The taxpayer may choose whichever results in a lower tax, or pay zero if there is no real gain.

The maximum coefficients are set by law (Art. 107.4 of the Local Haciendas Law). For sales from 28 January to 30 November 2026 (table of RDL 8/2023): under 1 year 0.15; 1 year 0.15; 2 years 0.14; 3 years 0.14; 4 years 0.16; 5 years 0.18; 6 years 0.19; 7 years 0.20; 8 years 0.19; 9 years 0.15; 10 years 0.12; 11 years 0.10; 12 to 15 years 0.09; 16 years 0.10; 17 years 0.13; 18 years 0.17; 19 years 0.23; 20 years or more 0.40. From 1 December 2026 the table of RDL 29/2026 applies if Congress validates it. Each council may apply coefficients up to, but not above, these maximums.

In a sale, the vendor (seller) is the taxpayer. In an inheritance, the heir pays. In a gift, the recipient pays. Buyers are not liable for plusvalia municipal unless contractually agreed otherwise, which is unusual in standard residential transactions in Spain.

Each municipality sets its own rate under Article 108 of the Local Haciendas Law, subject to a statutory maximum of 30%. In practice, many municipalities use rates close to the maximum. Always verify the exact rate with the relevant ayuntamiento's fiscal ordinance.

Yes. The Constitutional Court (STC 182/2021) established that no tax may be charged when there is no real gain. Under RDL 26/2021, if you can demonstrate the sale price was lower than the purchase price (no real increment in land value), the transfer is not subject to IIVTNU. You must file a zero-tax self-assessment and attach documentation proving no gain.

For sales: 30 business days from the date of transfer. For inheritances: 6 months from the date of death (extendable to 12 months on request). Payment is made to the ayuntamiento of the municipality where the property is located.