country buying guide
What Every Buyer Needs to Know
The rules differ, and so do the savings. Here is what actually matters, country by country.
The "Prima Casa" Saving
Move your official residency to Italy within 18 months of purchase and your registration tax drops from 9% to 2%, a saving that can reach €28,000 on a €400,000 property.[1] The property must become your primary residence and cannot be a luxury category (A/1, A/8, A/9).[2]
Worth noting: in Italy, buyers typically pay the estate agent's commission of 3–4% + VAT (and in some regions up to 8% + VAT) on top of all other purchase costs.[3]
Regional ITP Rates
Spain's property transfer tax (ITP) on resale homes is set by each autonomous community, not the national government. Madrid applies a flat 6%, while Catalonia and Valencia apply 10%, a difference of €16,000 on a €400,000 purchase.[4] From June 2025, Catalonia moved to a progressive bracket system, making rates on higher-value properties even steeper.[5]
New builds attract 10% VAT nationally, regardless of region. There is no ITP on new builds.[4]
IMT Jovem Benefit
Buyers aged 35 and under purchasing their first permanent home in Portugal pay zero IMT (property transfer tax) and zero stamp duty on properties up to €316,272. A partial exemption applies up to €633,453, with savings that can reach €36,000 on an eligible property.[6][7]
A state-backed mortgage guarantee can also enable up to 100% financing for qualifying residents who meet the income criteria, removing the need for a deposit on eligible properties.[8]
DPE Energy Ratings
Since January 2025, G-rated properties are banned from being newly let in France. F-rated homes follow in 2028, and E-rated homes in 2034.[9] A poor DPE rating already depresses resale values significantly. Research shows G-rated homes in Bordeaux selling for over €250,000 less than A/B-rated equivalents.[10]
Always check the DPE before making an offer. On fees: notary costs on a resale sit at 7–8% of the purchase price but drop to just 2–3% on a new build, a meaningful difference on any budget.[11]
Know the rules. Now run the numbers.
The guide tells you what applies. The calculator tells you exactly what it means for the property you are looking at.
Sources & References
- [1] Expats Living in Rome: Buying Your First Home in Italy: Tax Benefits
- [2] De Tullio Law Firm: Actual Cost of Buying Property in Italy (2025)
- [3] Lifetti: Buying Property as a Foreigner in Italy: Guide 2025
- [4] Lawants: Costs of Buying Property in Spain: Taxes and Fees in 2026
- [5] Lucas Fox: Understanding the New ITP Tax Brackets in Catalonia (2025)
- [6] Portuguese Government: Government approves "You Have a Future in Portugal" plan
- [7] Portugal Accounting: IMT Tax Exemption for Homebuyers Under 35
- [8] Pearls of Portugal: How to Benefit from Jovem 35 in Portugal
- [9] Service-Public.fr (Official): G-rated rental ban now in effect (January 2025)
- [10] Connexion France: France's 2026 DPE Reform: Better Ratings for Electric-Heated Homes
- [11] Investropa: Property Foreign Ownership France (2026)
Tax rates and regulations are subject to change. All information is provided for general guidance only and verified as of March 2026. Next scheduled review: September 2026. Always verify current rates and consult a qualified local legal or tax professional before making any property purchase decision.
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