New build is scarce in Sitges, which makes the few developments that come up worth knowing about early. Here is how a new-build purchase differs from a resale, the protections to insist on, and where new homes are being built.
New build vs resale: the tax difference
The key difference is tax. A new home from a developer pays 10% IVA + 1.5% AJD (about 11.5%), where a resale pays progressive ITP (10–13%). Either way, budget around 10–12% on top of the price once notary, registry and legal fees are added — estimate yours with the tax & cost calculator.
Buying off-plan safely
If you buy before completion, your stage payments must by law be protected by a bank guarantee or insurance, repayable if the developer fails to deliver — always see it. Check the developer’s track record, the building licence and the completion certificate, and have an independent lawyer review the contract. Read the full buying process, or browse apartments and houses for sale in Sitges.
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Frequently asked questions
What tax do you pay on a new-build in Sitges?
A new-build bought from a developer is not subject to ITP. Instead you pay 10% IVA (VAT) plus 1.5% AJD (stamp duty) in Catalonia — about 11.5% in tax, before notary, registry and legal fees. Resale homes pay ITP (10–13% progressive) instead.
What protections should I insist on when buying off-plan?
By law, your stage payments must be protected by a bank guarantee or insurance policy held in a separate account, repayable if the developer fails to deliver. Insist on seeing it. Also check the developer’s track record, the licence and the completion certificate (certificado final de obra) before completion, and have an independent lawyer review the contract.
Where are new developments being built in Sitges?
New build is limited in a town with little free land — most activity is in the newer residential pockets such as La Plana and the edges of Vallpineda and Can Girona, plus occasional boutique promotions and full renovations in the centre. Because stock is scarce and named, the best units sell early; an agent who hears of them first is the advantage.