Selling a home in Asturias is, above all, a financial transaction. And as in any financial transaction, what counts isn't the sale price but the money that ends up in your account after taxes, costs and fees. This article breaks down the three most relevant taxes in the Principality and gives you a framework to work out the real impact on your sale.
1. Transfer tax (ITP) — paid by the BUYER
Although the seller doesn't pay ITP, it's worth understanding because it directly affects how much your buyers can offer.
General rate in Asturias (2026)
The general rate in Asturias is 8% of the cadastral reference value (or the sale price, if higher). This rate has been stable since 2020 and is one of the highest in Spain.
Current reductions
The Principality offers reduced rates in specific cases:
- 6% if the home is bought by someone under 35 with a taxable income below €45,000 (€90,000 for joint returns) and it will be their main home.
- 3% if the buyer is a large family and meets the income requirements.
- 4% for protected housing (VPO).
- 0.3% for purchases in rural areas under certain depopulation conditions.
Where it's paid
It is settled with the Principality of Asturias Tax Agency (SEPA) within 30 working days of signing the deeds. Form 600.
Real example
A flat sold in Gijón for €185,000 at the general rate:
ITP = 185,000 × 8% = €14,800 payable by the buyer.
If the buyer is 33, is buying their main home and has an annual income of €28,000:
ITP = 185,000 × 6% = €11,100 (a saving of €3,700).
Knowing this is useful in negotiation: a buyer who saves €3,700 in ITP has more room to meet your asking price.
2. Municipal capital gains tax (plusvalía) — paid by the SELLER
The "tax on the increase in value of urban land", commonly called plusvalía municipal, taxes the increase in value of the land (not the building) between the purchase date and the sale date.
Since the Constitutional Court ruling and Royal Decree-Law 26/2021, you can choose between two calculation methods and use whichever is more favourable to you:
- Objective method: municipal coefficient × cadastral value of the land.
- Real method: the difference between the sale value and the purchase value × the land's share of the total value.
Rates in the main Asturian municipalities (2026)
| Municipality | Tax rate | Maximum coefficient | |---|---|---| | Gijón | 30% | 0.45 | | Oviedo | 29% | 0.45 | | Avilés | 30% | 0.45 | | Siero | 30% | 0.45 | | Langreo | 25% | 0.45 | | Villaviciosa | 24% | 0.45 |
The coefficients are adjusted each year by national law according to the number of years since the purchase.
When you are EXEMPT
- When you sell at a loss (sale price < purchase price, proven with the deeds). In that case you must still file the self-assessment within 30 days with the documents proving the loss.
- Between spouses, for contributions to joint marital property or awards on separation.
- Inheritances between spouses or children, subject to the relationship and deadlines set by each local ordinance.
Real example
A flat bought in Oviedo in 2014 for €140,000 and sold in 2026 for €190,000. Cadastral value of the land in 2026: €32,000.
Objective method:
Base = 32,000 × coefficient (12 years) 0.15 = €4,800 Tax = 4,800 × 29% = €1,392
Real method:
Total increase = €50,000 Land/total cadastral ratio = 42% Base = 50,000 × 0.42 = €21,000 Tax = 21,000 × 29% = €6,090
In this case the seller chooses the objective method and saves €4,698. In other scenarios (when the cadastral land value is very high or the real gain is small), the real method is the advantageous one. Always run both calculations.
3. Income tax (IRPF) — the "capital gain" on the sale
When you sell a home at a gain, that gain is taxed in your income tax return for the following year, within the savings base. The 2026 bands are:
| Band | Rate | |---|---| | Up to €6,000 | 19% | | €6,000.01 - €50,000 | 21% | | €50,000.01 - €200,000 | 23% | | €200,000.01 - €300,000 | 27% | | Over €300,000 | 28% |
How the gain is calculated
Gain = Transfer value − Acquisition value
Where:
- Transfer value = sale price − costs of the sale (notary, agency, municipal capital gains tax, energy certificate, etc.).
- Acquisition value = purchase price + costs of the purchase + proven improvements (not repairs, but structural works and extensions).
Exemptions worth knowing
- Reinvestment in a main home: if the home you sold was your main home and you reinvest the amount obtained in another main home within the 2 years before or after, the reinvested part is exempt. If you reinvest only part, the exemption is proportional.
- Over-65s: full exemption if it was your main home and you've lived there for more than 3 years. No obligation to reinvest.
- Over-65s with a life annuity: if you reinvest in an insured life annuity (up to €240,000) you can benefit from the exemption.
Real example
A flat in Gijón bought in 2010 for €110,000 (+ €12,000 costs) and sold in 2026 for €195,000 (− €6,500 costs):
Acquisition value = €122,000 Transfer value = €188,500 Gain = €66,500
IRPF (savings bands):
6,000 × 19% = €1,140 44,000 × 21% = €9,240 16,500 × 23% = €3,795 Total IRPF = €14,175
If it's your main home and you reinvest the full €188,500 in another main home, the gain is 100% exempt.
4. What you'll spend: a quick calculator
A quick tally for an average flat sold in Gijón for €195,000 with a gain of €60,000, not a main home:
| Item | Amount | |---|---| | Municipal capital gains tax (most favourable method) | ~€1,800 | | IRPF on the gain | ~€12,500 | | Mortgage cancellation (if applicable) | ~€800 | | Agency fees (Faro) | varies by sale | | Energy certificate and other certificates | ~€250 | | Notary (seller's share) | ~€150 |
Taxes + operating costs ≈ 7-9% of the sale price in a typical case. Good advice can cut that percentage by 2-3 points (choosing the right capital gains method, making use of exemptions, reinvestment).
5. Final recommendation
Property taxation is seen as something fixed, but it has more room for manoeuvre than it seems. The two main levers for a seller:
- Municipal capital gains tax: always calculate both methods and file the more favourable one. Many automated filings apply the objective method by default and you overpay.
- IRPF: if the gain is large, plan the sale for the same tax year in which you have deductible expenses or losses to offset (other sales, negative dividends, etc.).
At Faro we review each seller's tax scenario before signing the deposit contract — because a well-planned sale can mean several thousand euros more in your account. If you'd like us to look at your case, tell us the details in our valuation questionnaire and we'll prepare a report with the tax scenario included.
This article reflects the rules in force on 24 April 2026. Always consult a tax adviser about your particular case.
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