Beyond the asking price, budget roughly 10–12% extra to buy in Sitges. On a resale home the largest cost is Catalan transfer tax (ITP) at 10%, rising to 11–13% above €1,000,000; a new build instead carries 10% IVA plus 1.5% AJD. Add notary, land registry, an independent lawyer (around 1%) and a gestoría.
The 10–12% rule, applied to Sitges
The well-known rule of thumb is to set aside 10–12% of the purchase price for taxes and fees. In Sitges, where the average asking price sits at €5,987/m² (and the wider range runs from about €4,000/m² for renovation projects to €10,000/m² for prime new-build and seafront), that percentage translates into a meaningful cash sum you should plan for from the outset, alongside any deposit.
The single largest element is the purchase tax. Everything else, the notary, the land registry, your lawyer and the gestoría, is comparatively modest, but together they round the figure up toward the top of that 10–12% band.
Resale ITP versus new-build IVA + AJD
Most Sitges homes are resale, so they carry ITP (Impuesto de Transmisiones Patrimoniales). In Catalonia ITP is 10%, rising on a sliding scale to 11–13% on the higher-value bands above €1,000,000, which is relevant for prime Terramar, Aiguadolç or seafront purchases.
A brand-new home bought from a developer is taxed differently: instead of ITP you pay 10% IVA plus 1.5% AJD (stamp duty). New-build stock in Sitges is limited, so for most buyers the resale ITP route applies.
Notary, registry, lawyer and gestoría
Four professional costs sit on top of the tax. The notary signs the title deed; the land registry records you as owner; an independent lawyer (around 1% of the price) checks the nota simple, runs due diligence and handles completion; and a gestoría manages the post-completion filings and tax payments. Notary and registry fees are set on official scales and are modest relative to the tax.
Two practical points before you sign: you will need an NIE to complete, and the reservation or arras deposit contract is typically 10% of the price, paid early to take the property off the market.
A worked example: a Sitges apartment at the average price
Take a 110 m² resale apartment at the Sitges average of €5,987/m², a purchase price of €658,570.00. ITP at 10% is €65,857.00, the largest line by far. An independent lawyer at around 1% plus 21% IVA adds roughly €7,968.70, with notary, land registry and gestoría fees on top.
All in, the taxes and fees land within the usual 10–12% band. So on this home you would budget the €658,570.00 price plus a further 10–12% in costs.
| Cost | Resale (€658,570 example) |
|---|---|
| Purchase tax | ITP 10% = €65,857.00 (new-build: 10% IVA + 1.5% AJD) |
| Independent lawyer (~1% + 21% IVA) | €7,968.70 |
| Notary | Official scale, modest |
| Land registry | Official scale, modest |
| Gestoría | Modest fixed fee |
| Total taxes and fees | Within the 10–12% band |
Related guides
How to buy in Sitges · Costs of buying in Spain · Market report · Free valuation.
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Frequently asked questions
How much over the price should I budget to buy in Sitges?
Budget roughly 10–12% of the purchase price for taxes and fees. The largest element is transfer tax (ITP) at 10% on a resale home, with notary, land registry, an independent lawyer (around 1%) and a gestoría on top. On a €658,570 apartment at the Sitges average, the costs land within that 10–12% band, with ITP at €65,857.00 the biggest line.
Do I pay ITP or IVA on a Sitges property?
It depends on whether the home is resale or new. Resale property, which is most of the Sitges market, carries ITP at 10% in Catalonia, rising on a sliding scale to 11–13% above €1,000,000. A new build bought from a developer instead carries 10% IVA plus 1.5% AJD. You pay one route or the other, never both.
What does a lawyer cost when buying in Sitges?
An independent lawyer typically charges around 1% of the purchase price, plus 21% IVA. For that they check the nota simple, run due diligence on the property and any debts or charges, confirm planning and licences, and manage completion at the notary. On a €658,570 home that is roughly €7,968.70 including IVA, a worthwhile safeguard on a major purchase.
What is the arras deposit and how much is it?
The arras is the reservation or deposit contract that takes a Sitges property off the market once you have agreed terms. It is typically 10% of the purchase price, paid early and counting toward the final amount. It sits within the overall cost rather than on top of it, but you need the cash available before completion, alongside your NIE.