Buying a holiday home in Spain: what it costs to own

Buying a holiday home in Spain costs more than the price. On our Costa Blanca example, a two-bedroom flat with a shared pool runs to about €2,600 to €5,000 a year in local tax, community fees, non-resident tax, insurance and bills. UK passport holders can stay 90 days in any 180 without a visa.

How much does it cost to own a holiday home in Spain each year?

We priced a two-bedroom flat on a complex with a pool, owned by a UK couple for their own use and not let. Its cadastral value, the official value on the property tax bill, is €100,000. That figure is usually far below the market price.

That is about €220 to €420 a month, or £2,200 to £4,200 a year at the European Central Bank rate of 30 October 2026, €1 to £0.8338. An empty flat should spend less on bills, though fixed charges keep running.

The community, waste, bills and filing lines come from 2026 agency guides, so ask for the real receipts.

We left out repairs, one-off community charges (derramas), any mortgage, flights and a car. Buying costs are separate: allow up to 13 to 14 per cent on top of the listing price, as our guide to purchase costs explains.

What does each night in your own home cost?

These are running costs only, before any purchase costs.

What about a villa?

A villa swaps community fees for a garden and pool of your own. One Moraira agency puts pool and garden care at €150 to €350 a month, and a standard three-bedroom villa at about €7,700 a year, including a repair fund. A 2026 southern Costa Blanca guide gives €6,000 to €9,000 for a detached villa with a private pool at Lomas de Cabo Roig, used all year and before non-resident tax.

How much is IBI on the Costa Blanca?

IBI is the council's yearly property tax, charged on cadastral value. A low rate does not always mean a low bill, because values differ between towns.

In Torrevieja and Orihuela, SUMA, the Alicante provincial tax agency, collects the bill. The 2026 payment window ran from 27 July to 8 October, so set up a direct debit from a bank account for non-residents. Guía Fiscal found no empty home surcharge in Torrevieja, Orihuela or Benidorm. RDL 29/2026, published but not yet validated on 31 October 2026, rewrites that surcharge for homes empty over two years, and excuses second homes for up to four.

The waste charge is a separate bill. A 90 square metre home with a cadastral value of €80,000 pays €142.23 in Alicante in 2026.

Do you pay tax on a holiday home in Spain if you don't rent it out?

Yes. Spain taxes non-resident owners on a notional income, even if the home earns nothing. The sum has three steps:

1. Take the cadastral value on your IBI receipt.
2. Apply the imputation rate, 1.1 or 2 per cent.
3. Pay 24 per cent of the result if you live in the UK, or 19 per cent if you live in the EU, Iceland, Norway or Liechtenstein. That covers Irish residents.

You cannot deduct any expenses. The tax falls in proportion if you owned or let the home for part of the year. Joint owners are each taxed on their own share.

Is your town on 1.1 or 2 per cent?

For 2026, the 1.1 per cent rate applies where a general revaluation took effect from 1 January 2012. Everywhere else it is 2 per cent. That test for 2026 comes from Real Decreto-ley 29/2026, which was published but not yet validated on 31 October 2026.

Many Costa Blanca towns have older values. Official lists gave 1994 for Orihuela in 2017, then 1989 for Dénia, 1996 for Teulada, which includes Moraira, and 1999 for Santa Pola in 2019. Spain's ombudsman recorded 2004 for Torrevieja in January 2023, and Guía Fiscal gives 1990 for Benidorm. We found nothing newer, so assume 2 per cent in these towns until your adviser confirms the rate.

What changes in 2027?

RDL 29/2026, published but not yet validated on 31 October 2026, is due to replace both rates from the 2027 tax year. A sliding scale would apply to the total cadastral value of your unlet homes: 1.1 per cent on the first €100,000, 1.5 per cent on the next €400,000, 2 per cent on the next €500,000 and 3 per cent above €1 million. In a town on 2 per cent, that cuts the bill on most homes. In a town on 1.1 per cent, it raises the bill above €100,000.

Irish residents pay €209 at 1.1 per cent or €380 at 2 per cent on €100,000.

When and how do you pay?

You file form 210 with the Agencia Tributaria.

• 2025 tax: due by 31 December 2026.
• 2026 tax onwards: due between 1 April and 31 December of the following year, so the 2026 window opens on 1 April 2027.
• Direct debit: available if you file online, up to 23 December.
• Representative: UK residents need no Spanish tax representative by default, but the tax office can require one because you own a home in Spain.

What insurance do you need for a second home in Spain?

In a flat, community fees usually include building insurance, so your own policy mainly covers contents and liability. A villa needs building cover too.

OCU, the Spanish consumer group, compared 22 second home policies in 2024 for a 65 square metre flat in Dénia. The prices we could see ran from €127 to €446 a year. Check these points:

• Theft. OCU says it is more common in homes used occasionally.
• Leaks. Water damage can go unnoticed for longer, so look for cover for excess water use.
• Squatters. OCU says few policies cover illegal occupation.
• Empty days. Ask in writing how long the home may stand empty.
• Floods. Spain's Consorcio de Compensación de Seguros pays for extraordinary floods, but you need a home insurance policy in force.

Buy travel insurance as well. GOV.UK says a GHIC or EHIC is no alternative to it and does not cover repatriation.

How long can you stay in your holiday home in Spain?

Owning a home gives you no extra days. A UK passport gives you 90 days in any 180 across the Schengen area, and time in France or Greece counts too.

Arrive on 1 November 2026 and stay the full 90 days, and your last day is 29 January 2027. You cannot come back until 30 April. The count rolls, so check each trip before you book.

• Border checks. The EU Entry/Exit System has been fully operational since 10 April 2026, so fingerprints and a photo may be taken. ETIAS has not started.
• Passport. It must be under 10 years old on arrival and valid for at least 3 months after you plan to leave.
• Proof. You may be asked to show your address and enough money for the stay.
• Overstaying. GOV.UK warns of a ban of up to 3 years.
• Staying longer. The non-lucrative visa asks for €28,800 a year for one person and €36,000 for a couple in 2026.
• Irish citizens. They are EU citizens, so the 90 day limit does not apply.

Does renting it out change the sums?

Yes. The notional income tax falls for the days the home is let, but UK residents pay 24 per cent on gross rent with no deductions. Irish and other EU residents pay 19 per cent after related costs.

In a flat, new tourist lets have needed a three-fifths community vote since 3 April 2025. From 1 December 2026, RDL 29/2026 is due to charge VAT at 10 per cent on furnished lets of up to 30 nights, unless the home is your main residence. It was published but not yet validated on 31 October 2026. Our guide to buying property in Spain to rent out has the detail.

Can you still buy a holiday home in Spain from the UK?

Yes. British citizens can buy, as our post on buying property in Spain after Brexit explains. The proposed 100 per cent tax on non-EU, non-resident buyers never became law and lapsed when parliament was dissolved. Spain votes on 29 November 2026, so housing policy may change.

For the wider process, read our key facts before buying property in Spain. If you plan to borrow, see our mortgage guide for foreign buyers.

What should you ask for before you buy?

Ask for these, then rebuild the first table with real numbers:

1. The latest IBI receipt, which shows the cadastral value.
2. The latest waste bill.
3. The community budget, exact fee and recent minutes.
4. The year of the town's last general revaluation, which the Catastro lists online.
5. Twelve months of electricity and water bills.
6. An insurance quote for a second home.

Our guide on how to check a property covers the legal side. On the homes we handle, we help you gather these papers and keep an eye on deadlines.

Frequently asked questions

How much does it cost to run a holiday home in Spain?

On our Costa Blanca example, a two-bedroom flat with a shared pool costs about €2,600 to €5,000 a year, before repairs and one-off charges. That covers IBI, waste, community fees, non-resident tax, insurance, bills and filing. One guide puts a detached villa with a private pool at €6,000 to €9,000.

Do I pay tax on a holiday home in Spain if I don't rent it out?

Yes, if you are not tax resident in Spain. You pay non-resident income tax on a notional income of 1.1 or 2 per cent of cadastral value. UK residents pay 24 per cent of that, and Irish residents 19 per cent. At €100,000, a UK owner pays €264 or €480.

How long can I stay in my holiday home in Spain?

UK passport holders can stay up to 90 days in any 180 across the Schengen area, and owning a home adds nothing. Staying longer needs a visa or residence permit, such as the non-lucrative visa. Irish citizens are EU citizens, so the 90 day limit does not apply to them.

Do I need special insurance for a second home in Spain?

Ask for a policy written for a second home, and tell the insurer how often it stands empty. Check theft, leaks and squatter cover. OCU's 2024 comparison for a small flat in Dénia showed premiums from €127 to €446 a year. Flood cover from Spain's Consorcio depends on having a policy in force.

How much is a holiday home in Spain?

Registered resale homes in Alicante province averaged €2,153 per square metre in the second quarter of 2026, and new homes €2,780. At the resale average, a 75 square metre flat comes to about €161,000. Allow up to 13 to 14 per cent on top of the listing price for taxes and fees.

Want to test these numbers on a real home?

Tell us how many weeks you expect to spend in Spain, and we will help you run the numbers on real homes. Start with homes for sale in Torrevieja, or call us on +44 20 3888 0008. Service is in English from the first call to the notary. Tripinvest ES (TripInvest UK Limited) is a licensed agency, RAICV 4221, and our agents have over 12 years' experience on the Spanish market. Our clients don't pay us commission.

Sources

Last checked: October 2026

1. BOE, Real Decreto-ley 29/2026, imputed income, scale from 2027 and VAT on short lets (official): boe.es
2. BOE, Real Decreto Legislativo 5/2004 on non-resident income tax, articles 10 and 24 (official): boe.es
3. Agencia Tributaria, imputed income on urban property for own use, updated 19 January 2026 (official): agenciatributaria.gob.es
4. Agencia Tributaria, form 210 and deadlines, updated 27 October 2026 (official): agenciatributaria.gob.es
5. Agencia Tributaria, income from rented property (official): agenciatributaria.gob.es
6. BOE, Orden HFP/885/2017, annex with the year of each town's revaluation (official): boe.es
7. BOE, Orden HAC/1257/2019, annex with the year of each town's revaluation (official): boe.es
8. Defensor del Pueblo, new valuation for Torrevieja, 19 January 2023 (official): defensordelpueblo.es
9. SUMA, taxpayer calendar 2026 (official): suma.es
10. BOE, Ley 49/1960 on horizontal property, community rules (official): boe.es
11. BOE, Real Decreto 806/2026, dissolution and election (official): boe.es
12. Consorcio de Compensación de Seguros, policy needed for compensation (official): consorseguros.es
13. GOV.UK, Spain entry requirements (official): gov.uk
14. GOV.UK, foreign travel insurance (official): gov.uk
15. European Commission, Entry/Exit System (official): europa.eu
16. European Commission, smart borders and ETIAS status (official): europa.eu
17. Spanish Consulate in London, non-lucrative visa (official): exteriores.gob.es
18. Spanish Consulate in Washington, non-lucrative visa and IPREM for 2026 (official): exteriores.gob.es
19. Colegio de Registradores, Estadística Registral Inmobiliaria, second quarter of 2026 (official): registradores.org
20. European Central Bank, euro reference rate for sterling, 30 October 2026 (official): ecb.europa.eu
21. OCU, insurance for a second home, 2024: ocu.org
22. Guía Fiscal, IBI in Torrevieja, Orihuela, Alicante and Benidorm, updated September and October 2026
23. Guía Fiscal, waste charge in Alicante, 23 October 2026: guiafiscal.es
24. Alicante Plaza, Altea IBI rate, 29 August 2024: alicanteplaza.es
25. The Local, status of the proposed 100 per cent tax, 19 October 2026, updated 24 October: thelocal.es
26. OceanHome, annual running costs, April 2026: oceanhome.es
27. OceanHome, community fees guide, April 2026: oceanhome.es
28. MOVR, annual costs of Costa Blanca property, 5 June 2026: movr.es
29. Unique Homes Moraira, villa maintenance costs, 1 June 2026: uniquehomesmoraira.com