When someone decides to sell, they have one figure in mind: the sale price. But the important question is another: how much will I actually keep? Certificates, taxes, mortgage cancellation and fees — the complete list, no small print.
When someone decides to sell their flat, they have one figure in mind: the sale price. But the important question is another: how much will I keep after everything? Between taxes, certificates, cancellations and fees, the difference between the two figures can be considerable — and discovering it at the notary is not pleasant. Here is the complete list, no small print.
Before selling: the mandatory paperwork
To sell, you need a series of documents in order, and they cost money. The energy efficiency certificate is mandatory just to publish the listing (not only to sign). The habitability certificate (cédula) is essential in Catalonia for the transfer; if yours has expired or the flat never had one, a technician must process it. And if you sell a flat in an old building, the buyer (and their bank) may ask about the building's technical inspection (ITE). These are moderate amounts, but process them at the start: doing it in a rush mid-operation always costs more.
Add the community and debt paperwork: the certificate of being up to date with community fees (issued by the administrator) and, where applicable, the outstanding mortgage debt certificate to cancel it at signing.
Taxes: the serious part of the maths
Here is the bulk. First, the municipal capital gains tax (plusvalía, IIVTNU): a town hall tax on the increase in land value since you bought. It varies greatly by municipality, years elapsed and cadastral value — and if you sell at a loss compared to the purchase, you may not have to pay it, but you must prove it.
The second arrives the following year: the capital gain in your income tax return. You are taxed on the difference between what the flat cost you (with documented expenses and investments) and what you obtain now (minus the costs of the sale). Rates are banded and the bill can be significant. Good news depending on your case: if you reinvest in your new main home, or if you are over 65 and selling your main home, there are exemptions that can reduce this bill to zero. Planning it before selling, not after, makes a big difference.
If there is a mortgage: cancelling also costs
Cancelling the mortgage is not just repaying what is left: there may be an early cancellation fee (it depends on your deed), and in any case there are the registry cancellation costs — notary, registry and agency — so the charge disappears from the registry and the buyer can sign in peace. It is a cost the seller almost always assumes, and one many people discover in the home straight.
Agency fees: the cost you do choose
No law forces you to sell through an agency, so this cost is a decision — and like every decision, it is measured by what it returns. A good professional pays for themselves in three ways: the right asking price (the most expensive mistake of selling on your own), the negotiation (a professional buyer negotiates better against a private individual than against an agent), and the legal safety of the process (well-drafted deposit contracts, a solvent and financeable buyer, complete documentation). Our interested but honest recommendation: compare what each agency offers for its fees, and beware of whoever wins your listing with the highest valuation — it is usually the long road to a low price.
The final maths: an indicative example
Imagine a €150,000 sale of a flat bought 15 years ago, with a small remaining mortgage and no applicable exemptions: between certificates, municipal capital gains tax, registry cancellation and fees, plus the following year's income tax, the real net can be several thousand euros away from the headline figure. It is not a reason not to sell: it is a reason to calculate everything before setting the price and committing to anything — especially if you plan to buy another home with that money.
At Signem we give every owner, together with the free valuation, a seller's account sheet: estimated sale price, all the costs and taxes of their specific case, and the approximate net they will keep. No surprises at the notary.
Want to know how much you would keep from selling your flat? Ask for your free valuation with the seller's account sheet included.