The price on the listing is not what you pay. In most of southern Europe, taxes and fees add somewhere between 7% and 13% to a resale home. In Monaco and Portugal the total for a non-resident is around 10% or more; in Switzerland it depends heavily on the canton; in England the stamp duty for a non-resident who owns another home rises steeply with the price.
Banks rarely lend against these costs, so they come out of your savings on top of the deposit.
The costs, one by one
- Transfer or registration tax. The big one on a resale home. A percentage of the price (or of an official value), sometimes on a sliding scale. Called ITP in Spain, IMT in Portugal, droits de mutation in France, imposta di registro in Italy, SDLT in England.
- VAT on new builds. When you buy new from a developer, VAT usually replaces the transfer tax and is normally included in the advertised price. Spain adds a stamp duty (AJD) on top.
- Notary and land registry. Set by official scales in many countries; usually a fraction of a percent each, with a minimum.
- Your lawyer. Often around 1% plus VAT, or a fixed fee. Worth every cent.
- Agent's fee. Paid by the seller in most of Spain, Portugal and England; often shared or charged to the buyer in Italy, Greece and Monaco; built into the advertised price in France.
- Mortgage costs. Valuation, arrangement fees and, in some countries, a tax or registration fee on the mortgage itself.
Thirteen countries side by side
| Country | Resale home | New build | Main tax |
|---|---|---|---|
| SpainExample: Andalucía (Costa del Sol) | 7.8–8.5% | 12–13% | ITP |
| PortugalExample: Mainland Portugal | 9.5–11% | 9.5–11% | IMT |
| FranceExample: Most of France (5% departmental rate, incl. Paris) | 7.8% | 2.0% | Droits de mutation (DMTO) |
| Italy | 5.9–15% | 14–19% | Imposta di registro (prezzo-valore) |
| SwitzerlandExample: Zürich | 0.2% | 0.2% | Handänderungssteuer / droit de mutation |
| Monaco | 9.4–10% | 5.6–6.6% | Droits d'enregistrement (mutation) |
| Croatia | 4.0–6.0% | 26–28% | porez na promet nekretnina |
| Greece | 6.6–9.3% | 6.6–9.3% | Φόρος μεταβίβασης ακινήτων (FMA) |
| Cyprus | 4.2–5.2% | 20–21% | Land Registry transfer fees |
| United Kingdom | 10% | 10% | SDLT |
| United Arab Emirates | 6.3% | 4.0% | DLD transfer fee |
| United States | 1.0–4.0% | 1.0–4.0% | Documentary stamp tax on the deed |
| Turkey | 6.6–6.9% | 5.2–15% | Tapu harcı |
Typical total on top of the price for a non-resident private buyer, at a sample price (€400,000, CHF 1 million, £400,000, $500,000, AED 2 million, TRY 12 million). Ranges reflect fees that vary. New-build figures add VAT to the price; where a developer's price already includes VAT, leave that part out. Buying costs calculator
These totals use the published tax rules for a non-resident buying a home that will not be their main residence, plus typical fees. Your own figure depends on the price, the region, whether the home is new, and whether you use a mortgage.
Work out your own figure
Buying costs calculator
Taxes and fees you pay on top of the price, for a non-resident buying a home. Ranges are typical fees; taxes follow the published rules.
Estimated costs on top of the price
Country notes worth knowing
Spain
The transfer tax is set by each region: 7% in Andalucía (Costa del Sol), 6% in Madrid, and up to 10% or more elsewhere, sometimes on a sliding scale. New homes pay 10% VAT plus the regional stamp duty. When you sell later, the buyer withholds 3% of the price as an advance on your tax if you are non-resident.
Portugal
Since May 2026, non-residents buying a home pay a flat 7.5% IMT, plus 0.8% stamp duty. You can reclaim the difference to the normal scale if you become resident within two years, or let the home long-term at a moderate rent. See the Lisbon guide.
France
The notary's figure (frais de notaire) is mostly tax: around 7–8% on an older home and 2–3% on a new one. Agency fees are usually included in the advertised price.
Switzerland
Zürich charges no transfer tax; Geneva charges 3% registration duty plus notary and mortgage-note costs. Read about Lex Koller before you look: people living abroad can usually buy only holiday homes in designated areas.
Monaco
Registration duty of 4.75% for individuals on resale homes, plus notary fees and, usually, an agent's fee paid by the buyer. New homes are cheaper to buy into: the VAT is in the price.
England
Stamp duty for a non-resident who already owns a home elsewhere is charged in bands from 7% to 19%. It is lower for UK residents buying their only home.
What it costs every year
Owning has running costs too. Plan for:
- Property tax: IBI in Spain, IMI in Portugal, IMU on second homes in Italy, taxe foncière in France, ENFIA in Greece, council tax in the UK (paid by the occupier). Monaco, Cyprus and the UAE have none.
- Community or service charges for shared buildings, pools, lifts and gardens. Ask for the last year's statement and the minutes of the owners' meetings.
- Insurance, and in some countries compulsory earthquake insurance (Turkey).
- Tax on the home itself if you are non-resident: Spain, for example, taxes an imputed income on second homes that are not let.
See tax when you move abroad or own a home there for the yearly picture.
Questions people ask
Can I negotiate the taxes?
No, but you can sometimes choose the structure. New or resale, which region, and whether a home becomes your main residence can all change the tax. Ask a lawyer before you sign.
Is it legal to declare a lower price to save tax?
No. It is tax fraud, the tax office can value the property itself, and you will pay more capital gains tax when you sell. Walk away from anyone who suggests it.
Who pays the agent?
In Spain, Portugal and England usually the seller. In Italy and Greece buyers often pay a share. In Monaco the buyer usually pays. Always ask before you view.
This guide is general information, not legal, tax or financial advice. Rules change; check the details with a local professional before you sign or pay anything.