Think of it like this: The asking price in euros. On top of this, you'll pay closing costs (transfer tax, notary, registry, lawyer) which can run 8-13% depending on the region. We calculate those automatically.
Think of it like this: Spain is like the US with states -- each region has its own property transfer tax rate. Madrid is cheapest at 6%, while Valencia and Catalonia charge 10%. On a 280K property, that's an 11,200 EUR difference just in tax!
Think of it like this: Airbnb can earn more per night but has higher vacancy, bigger management costs, and Spain has strict rules (some cities ban it!). Long-term tenants are steady and low-hassle. Mid-term is the middle ground -- furnished rentals to digital nomads.
EUR
EUR
Think of it like this: For long-term, enter what you'd charge per month (check Idealista or Fotocasa). For Airbnb, enter your average nightly rate (check AirDNA or Mashvisor). Be honest -- overestimating income is the #1 mistake new investors make.
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Resale vs New Build matters for taxes. Resale properties pay ITP (transfer tax, 6-10% depending on region). New builds pay 10% IVA (like VAT) plus AJD stamp duty (0.5-1.5%). For most buyers, resale is more common. New builds are from developers only.
How often will it actually be rented? Long-term rentals typically see 90-95% occupancy. Short-term/Airbnb is more like 60-75% in popular areas. Mid-term falls around 80-85%. Factor in time between tenants, maintenance gaps, and slow seasons.
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How fast does property value grow? Spanish property has historically appreciated 1-3% per year on average. Major cities (Madrid, Barcelona) trend higher. Rural and coastal areas can be flat or volatile. 2% is a conservative default. Don't count on appreciation -- treat it as a bonus.
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Property managers handle the headaches. They find tenants, collect rent, handle repairs, and deal with emergencies. Long-term management typically costs 8-15% of rent. Short-term/Airbnb management runs 20-30% because there's way more work (cleaning, guest communication, key handoffs). Set to 0% if you'd manage it yourself.
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Think of it like this: Spanish banks typically lend 60-70% to non-residents. So on a 280K property, the bank would lend you ~168K-196K, and you'd need the rest as a down payment. Residents can sometimes get up to 80%.
Spanish mortgage rates (2025-2026). Non-residents typically get variable rates around Euribor + 1.5-2.5% (currently ~5-6% total) or fixed rates around 3-4.5%. Fixed is more predictable for planning. Shop around -- Sabadell, CaixaBank, Bankinter, and Santander are most active with non-resident mortgages.
years
How long to pay it off. Non-residents typically get 15-25 year terms. Most banks cap at age 70-75 at maturity. Longer terms mean lower monthly payments but more interest paid overall. 20 years is the sweet spot for most buyers.
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EUR
The comunidad de propietarios. If the property is an apartment, you'll pay monthly community fees for building maintenance, common areas, elevator, pool, etc. Ranges from 50/mo for a basic building to 200+/mo for complexes with pools and gardens. Houses/villas usually don't have this.
Spanish home insurance (seguro del hogar). Covers building structure, contents, water damage, fire, and liability. Spanish banks require it if you have a mortgage. Budget 200-500/yr for an apartment, more for a house. Way cheaper than US homeowners insurance.
% of value/yr
The 1% rule. A common rule of thumb: budget 1% of the property's value per year for repairs and maintenance (plumbing, appliances, paint, roof, etc). Newer properties need less, older ones need more. This isn't spent every year -- it averages out over time.
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Think of it like this: A gestor is a Spanish administrative agent who handles your quarterly tax filings (IRNR) and other paperwork. If you own property in Spain as a non-resident, you basically need one. Budget 300-800 EUR/year.
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Would you live in this property?
Think of it like this: If you'd live there, the "rent" you save by not paying someone else is part of the property's value. If you'd only live there part-time, we'll model the months you rent it out and the months you save on rent.
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What would you do with the money instead?
Comparing against: 60/40 Balanced at 7%/yr
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Think of it like this: If you didn't buy the property, you'd have your down payment + closing costs sitting in cash. That's the lump sum you'd invest on day one. We auto-calculate this, but you can override it.
Think of it like this: Your net monthly cash outflow from the property (mortgage + expenses - rent). If you didn't own it, you'd invest this amount each month instead. Auto-calculated, but overridable.
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Think of it like this: What would you do with the money if you didn't buy property? The S&P 500 averaged ~10%/yr over 50 years. A 60/40 portfolio is more conservative. Past performance doesn't guarantee future results -- pick what matches your comfort level.
What does this mean practically? At 7% annual return, your money roughly doubles every 10 years. At 10%, every 7 years. This is before inflation (~2-3%/yr), so real purchasing power grows slower. The number you pick here is the single biggest driver of whether property or the market wins.
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Think of it like this: When you eventually sell your stock market investments, you'll owe capital gains tax. In the US, long-term rates are 0%, 15%, or 20% depending on income. We apply this when calculating what your market investment is actually worth after taxes.
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Your tax situation
US Citizen (abroad), 22% bracket
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This changes EVERYTHING. US citizens owe the IRS on worldwide income, even living abroad. EU/EEA residents get a huge advantage in Spain: 19% tax on net income (after deducting expenses) vs 24% on gross income for non-EU. That's like paying for the whole pizza vs just the slices you ate.
Think of it like this: Your US marginal rate determines how much Uncle Sam taxes your rental income (after deductions). The higher your bracket, the more the foreign tax credit matters -- because there's more US tax to offset.
USD
% building
Think of it like this: If your modified adjusted gross income exceeds $200K (single) or $250K (married), you'll owe an extra 3.8% Net Investment Income Tax (NIIT) on rental income. The painful part? You can NOT offset NIIT with foreign tax credits. It's like a cover charge that doesn't include drinks.
Think of it like this: The IRS lets you deduct the building's value over 30 years (for foreign property). But you can only depreciate the building, not the land underneath it. Typical split is 70-80% building. This deduction reduces your US taxable income from the rental.
years
This affects NIIT thresholds. Married Filing Jointly gets a higher threshold ($250K) before the 3.8% NIIT surtax kicks in, vs $200K for single filers. It also affects your marginal tax bracket, though we let you set that directly above.
How far into the future to look. 20 years is a good default -- long enough to see the full picture (property appreciation compounds, mortgage gets paid off) but not so long that the numbers become meaningless. Property is a long game; 5-10 years is usually too short to judge.
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years
calculating...
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breakeven
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final advantage
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net yield
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annual tax drag
Wealth over time
Tax breakdown (click any to learn more)
Combined annual tax burden--
Year-by-year breakdown
Year
Property Value
Rental Income
Total Costs
Property Net
Market Net
Difference
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Full Calculation Breakdown
Every number, step by step
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