Spain
Property for sale in Ibiza
Island scarcity, international demand
Ibiza is one of the tightest supply markets in the Mediterranean. Protected rural land, strict licensing and a limited building envelope mean new stock is rare, and legality — licences, registered square metres, rental permits — matters more than in almost any other market we cover.
The south around Es Cubells and Cala Jondal is the prestige address; Santa Gertrudis and San Rafael suit buyers who want the centre of the island and privacy; the north around San Juan is quieter and greener.
The Ibiza market today
Two properties that look identical can differ enormously in value depending on whether every built square metre is legally registered. Serious buyers budget for a technical and legal audit before signing anything, and licensed rental properties command a clear premium.
Who buys here
International second-home buyers and lifestyle investors, often buying through a structure and holding long term.
Homes for sale in Ibiza
Buying costs and taxes in Spain
Budget for these on top of the asking price of any Ibiza property. Rates are statutory and, in Spain, set regionally — the figures below are the ones that apply to Ibiza.
What it costs to buy in Spain
Buyer-side costs on top of the agreed price. Rates reviewed August 2026.
| Cost | Rate | Notes |
|---|---|---|
| Transfer tax (ITP) — resale | 6–10% | Set by each autonomous region. Valencian Community 10%, Andalucía 7%, Balearics 8–13% on a sliding scale. |
| VAT (IVA) — new build | 10% | Replaces ITP on a first sale from a developer. 21% on plots and commercial units. |
| Stamp duty (AJD) — new build | 0.5–1.5% | Charged alongside IVA only; region-dependent (Valencia 1.5%, Andalucía 1.2%). |
| Notary | 0.1–0.5% | Statutory scale, degressive with price. |
| Land registry | 0.1–0.3% | Statutory scale. |
| Lawyer | ~1% + VAT | Market rate for independent conveyancing; strongly recommended. |
| Mortgage costs | 0.5–1.5% | Valuation and arrangement fee if financing. Since 2019 the bank pays AJD on the mortgage deed. |
| Realistic total (resale) | 10–13% on top of the price · new build: 12–14% (IVA + AJD + fees) | |
Annual cost of ownership
| Charge | Typical | Notes |
|---|---|---|
| IBI (council property tax) | 0.4–1.1% | Of the cadastral value, which is usually well below market value. |
| Non-resident income tax | 19% / 24% | On imputed or actual rental income. 19% for EU/EEA residents, 24% otherwise. |
| Rubbish & community fees | €200–€4,000 | Community fees depend entirely on the urbanisation's facilities. |
Indicative figures for guidance only, not tax advice. Regional rates change — confirm with your lawyer and the official source: Agencia Tributaria — property transfer taxes.
Ibiza buyer questions
- Why do Ibiza villas need a legality check?
- Extensions and pools built without permits are common on the island. Unregistered square metres can block mortgages, resale and rental licences, so a technical survey against the cadastre and land registry is standard practice.
- Can I rent out my Ibiza villa to holidaymakers?
- Only with a valid tourist licence (ETV) attached to the property. Licences are limited and are a significant part of a property's value.