What notary and registry fees actually cost when you buy in Spain
You've heard the 2019 law made notary fees free in Spain. It did. Just not for the bill you're about to get.
Pedro Torres6 min read
If you've read that Spain's 2019 mortgage law made notary and registry fees free for buyers, that's true — for the mortgage deed. There's a second, separate deed — the purchase itself — and its notary and registry fees are still yours to pay.
It's an easy mix-up, and one that leaves buyers short on the day of signing because they budgeted for a bill that doesn't exist and missed the one that does.
Two deeds, two different bills
| Cost | Mortgage deed | Purchase deed |
|---|---|---|
| Notary | Lender pays | You pay |
| Land Registry | Lender pays | You pay |
| Linked gestoría (paperwork agent) | Lender pays | — |
| Stamp duty (AJD) | Lender pays | Not charged on a resale |
Ley 5/2019 (LCCI), art. 14.1.a). The purchase deed is a different legal act and this law does not touch it.
What the purchase deed actually costs
Both notary and Land Registry fees are set by official, regulated scales — not freely priced — and both already carry a mandatory 5% discount plus 21% VAT. Real figures, by price:
| Property price | Notary | Land Registry | Total |
|---|---|---|---|
| €150,000 | ≈€383 | ≈€197 | ≈€580 |
| €200,000 | ≈€412 | ≈€214 | ≈€626 |
| €300,000 | ≈€470 | ≈€249 | ≈€719 |
| €500,000 | ≈€584 | ≈€318 | ≈€902 |
Own calculation on the official scales (RD 1426/1989 for notaries, RD 1427/1989 for the Land Registry). Figures scale with price, but not in a straight line — each has its own tiered rate.
That's the full bill for this deed. No separate quote, no negotiation with the notary on the rate — the scale is set by law. The one thing that can vary is a discretionary extra discount of up to 10%, which some notaries apply and others don't; it's worth asking.
The valuation fee the bank will also ask you for
If you are financing the purchase, the lender requires an independent valuation of the property before approving the loan — and you pay for it, not the bank. Expect €250–450 for a standard flat, or €400–600 for a larger house. This is set freely by the valuation company, not by a regulated scale.
What you are not paying, with a mortgage
A gestoría — the agent who handles the paperwork between notary, registry and tax office — is normally free to you if it's the one tied to your mortgage: the lender pays it under the same 2019 law. If you want your own, independent of the bank's, that's a separate arrangement, typically €300–500, freely agreed — there is no official scale for it.
All of this is due on, or just before, the day you sign at the notary — in cash or bank transfer, settled the same day, not financed by the mortgage.
Are notary fees free when buying a house in Spain?
Only for the mortgage deed, since the 2019 mortgage law made the lender pay it. The purchase deed is separate, and its notary fee is still yours — a few hundred euros, set by an official scale.
How much are Land Registry fees when buying property in Spain?
A few hundred euros, set by an official scale that rises with the property price — around €200 on a €150,000 property, around €250–320 between €300,000 and €500,000, after the statutory 5% discount and 21% VAT.
Do I have to pay for a property valuation to get a Spanish mortgage?
Yes — the lender requires it, and you pay for it, usually €250–450 for a standard flat. It is not covered by the 2019 law that made some mortgage costs the bank’s responsibility.