The ladder runs 18%, then 26%, then 31%, then 36%, then 39%, then 41%, then 45%.
47%at the top of the ladder
The ladder runs 19%, then 24%, then 30%, then 37%, then 45%, then 47%.
Capital gainswhen you sell
Added to your other income
There is no separate rate: the gain is stacked on your other income in South Africa and taxed in the bands it reaches.
Freeholt does not model a general income ladder for South Africa, so the bands it joins are not shown here.
Only 40% of the gain is taxable.
7.5% of the sale price is held back at settlement from a non resident seller. It counts against the bill rather than adding to it.
Added to your other income
There is no separate rate: the gain is stacked on your other income in Spain and taxed in the bands it reaches.
Freeholt does not model a general income ladder for Spain, so the bands it joins are not shown here.
3% of the sale price is held back at settlement from a non resident seller. It counts against the bill rather than adding to it.
Annual property taxevery year you hold it
0.70%a year on the property value
0.66%a year on the assessed value
Charged on the official assessed value rather than the market price, which is typically nearer 50% of it.
Duty on purchaseone off, on the way in
5%averageof the price, on average
This headline is a national average. The published rule is regional or banded, so enter a price to see what it actually charges.
Transfer duty is priced from the SARS table in force from 1 April 2026: nil to R1,210,000, then 3/6/8/11/13% in slices. The flat 5% this replaces was wrong by an order of magnitude at the most common purchase price. A R1,500,000 house owes R8,700, not R75,000. Same rates for a person, a company, a close corporation and a trust. If the SELLER is a registered VAT vendor (usually a developer) the sale carries 15% VAT INSTEAD of transfer duty, normally inside the advertised price. No foreign buyer surcharge. Municipal rates ~0.5 to 1%/yr of value; conveyancing and Deeds Office fees are extra.
8%averageof the price, on average
This headline is a national average. The published rule is regional or banded, so enter a price to see what it actually charges.
ITP on a resale is set by the autonomous community and priced per region (ES_ITP_BY_COMMUNITY, with Catalonia on its own progressive ladder): 4% in the Basque Country to 13% at the top of the Catalan scale. A NEW build is outside ITP and pays 10% IVA plus AJD instead. ITP on resale is regional (~6 to 13%); new builds pay 10% VAT + ~1.5% AJD. IBI ≈0.4 to 1.1% of the valor catastral. Enter the cadastral value for an exact figure (≈50% of market assumed otherwise). A PROPOSED 100% non EU buyer surcharge is not law and not computed.
House pricesaverage change a year, last ten years
3.5%a year, on its own national series
The last 5 years: 2021 +6.0% · 2022 +3.5% · 2023 +0.9% · 2024 +1.1% · 2025 +5.5%.
Source: BIS residential property prices, nominal, national, local currency, fourth quarter over fourth quarter (FRED mirrors it as Q<CC>N628BIS).
6.4%a year, on its own national series
The last 5 years: 2021 +6.3% · 2022 +5.5% · 2023 +4.3% · 2024 +11.3% · 2025 +12.9%.
Source: BIS residential property prices, nominal, national, local currency, fourth quarter over fourth quarter (FRED mirrors it as Q<CC>N628BIS).
The same purchase in both
South Africa, on ZAR 15,992,835
ZAR 1,590,225Duty on the way in
ZAR 111,950Annual property tax
Spain, on €860,230
€68,818Duty on the way in
€2,839Annual property tax
Priced at $1,000,000, converted at rates of 2026-09-08 and held there so the example does not drift.
This is the country. Your own price, loan and years held are the other half.