New build or resale home: the differences that matter when buying
Taxes, timing, guarantees and renovation: a practical comparison between buying a new or a second-hand home in Spain.
1 min read
Data and events refer to: September 2026.
In the second quarter of 2026, second-hand homes rose 12.9% year on year and new homes 7.4%, according to INE. But price is only part of the decision.
Taxes
- New: 10% VAT plus stamp duty on the deed.
- Resale: transfer tax (ITP), which depends on the region.
Timing
A finished home can be available within weeks. An off-plan development can take years, with your money committed in the meantime.
Guarantees
In new homes, the Building Act provides for liability of one, three and ten years depending on the type of damage. Resale homes lack these recent-construction protections, although there are remedies for hidden defects.
Renovation and location
Resale homes often offer established locations but may need work, so ask for a quote before making an offer. New builds usually have better energy efficiency and shared areas, with community fees worth checking.
How to decide
Compare the total cost with everything included and, other things being equal, choose what suits your timing: when you need the home and how long you can wait.
