Selling a House in Spain After Brexit: The Complete 2025 Guide for UK Owners
Introduction
For the thousands of Britons who own a property in Spain , the post-Brexit landscape has raised a number of questions and concerns.
If you are considering selling a house in Spain after Brexit, you might be wondering what has changed, how it affects your finances, and whether the process is now more complicated.
The good news is that selling your Spanish home is still entirely straightforward.
However, Brexit has introduced several crucial new considerations regarding tax, residency rules, and administrative steps that every UK owner must understand to ensure a smooth and profitable sale.
This guide provides a clear, comprehensive overview of everything you need to know in 2025.
Table of Contents
What You Will Learn in This Guide to Buying in Spain After Brexit
- The key tax differences for UK sellers post-Brexit
- How to correctly calculate the cost of selling
- Practical challenges like the 90/180-day rule
- The pros and cons of selling your Spanish property now
- A unique Post-Brexit Seller’s Checklist
- Answers to frequently asked questions
The Financial Impact: Post-Brexit Tax Rules for UK Sellers
While the core selling process remains the same, the most significant changes introduced by Brexit are financial.
As a UK resident, you are now classified as a “non-EU” citizen, which alters your tax obligations.
Capital Gains Tax (CGT) in Spain
This is the most common point of confusion. The profit you make from the sale of your property is subject to Capital Gains Tax in Spain (impuesto sobre las ganancias patrimoniales).
The Tax Rate: For non-residents, the CGT rate on property sales is 19%, regardless of whether you are from the UK or an EU country. Crucially, many sources incorrectly state this has risen to 24% for Brits; this is not true for property sales. The 24% rate applies to other forms of income, such as gross rental income, where you can no longer deduct expenses as you could when the UK was in the EU.
Main Residence Relief: The valuable exemption from CGT for sellers over 65 or those reinvesting the proceeds into a new main home is generally only available to fiscal residents of Spain (or the EU/EEA). As a UK resident, you will likely not qualify for these reliefs.
3% Withholding Tax (Retención)
When a non-resident sells a property in Spain, the buyer is legally required to retain 3% of the full purchase price and pay it directly to the Spanish Tax Agency (Agencia Tributaria) using tax form Modelo 211.
This is not an extra tax. It is a down payment to cover your potential Capital Gains Tax liability.
- If your final CGT bill is less than the 3% retained, you are entitled to a refund of the difference.
- If your CGT liability is more than the 3%, you must pay the remaining balance.
Your lawyer will handle the process of filing the tax return and reclaiming any overpayment on your behalf.
Understanding the Full Cost of Selling a House in Spain After Brexit
Beyond CGT, you need to budget for several other costs. These are not Brexit-related but are essential for calculating your net profit.
- Plusvalía Tax: A municipal tax based on the increase in the land’s value since you bought it. Understand what this is here.
- Estate Agent Fees: Typically between 3% and 6% of the sale price.
- Legal Fees: Around 1% of the sale price.
- Energy Performance Certificate (EPC): A legal requirement for selling. View more information here.
- Miscellaneous: Notary fees, clearing debts (mortgage, community fees), and utility transfers.
Practical Hurdles: Navigating a Post-Brexit Sale
Beyond the finances, Brexit has introduced some practical considerations for UK owners.
The 90/180-Day Rule Explained
As a non-EU citizen, you can now only spend 90 days in any 180-day period within the Schengen Area.
This means you can’t simply stay in Spain for an extended period to manage the sale.
You must plan your visits for meeting agents, clearing the property, and signing documents carefully to avoid overstaying.
Appointing a Fiscal Representative
It is now highly advisable, and in some cases mandatory, for non-EU property owners to have a fiscal representative in Spain.
This is a resident individual or company (usually your lawyer or gestor) who acts as your formal point of contact with the tax authorities.
This ensures all tax communications are received and dealt with correctly after you have sold.
Currency Exchange: Protecting Your Profit
With the pound-to-euro exchange rate subject to fluctuation, transferring your sale proceeds back to the UK is a critical step.
A small shift in the rate can impact your final net profit by thousands of pounds. Using a specialist currency exchange service rather than a high-street bank allows you to lock in a favourable rate in advance, protecting you from market volatility.
Find out how PCC Wealth can assist you with favourable exchange rates.
Pros and Cons of Selling a House in Spain After Brexit
Is now the right time for you to sell?
Here’s a balanced view.
Pros of Selling Now | Cons of Selling Now |
Strong Market Demand: The appetite for Spanish property from British, Scandinavian, Dutch, and Belgian buyers remains incredibly robust, particularly in coastal areas. | Less Favourable Tax Status: You no longer benefit from EU-specific tax reliefs on main residences. |
Potential Currency Gain: If the pound is weak against the euro when you sell, you will receive more sterling when you repatriate your funds. | Administrative Hurdles: The need to appoint a fiscal representative and manage the 90-day rule adds a layer of administration. |
Simplify Your Affairs: Selling can simplify your cross-border financial and administrative obligations in a post-Brexit world. | Market Uncertainty: Broader economic factors and interest rate changes can influence market dynamics. |
Your Post-Brexit Spanish Property Sale Checklist
To help you stay organised, here is a simple checklist we’ve created.
Phase 1: Preparation
- Gather all property documents (Escritura, Nota Simple, IBI receipts).
- Request a valuation from an experienced agent like PCC Property.
- Appoint an independent, multilingual Spanish lawyer.
- Formally appoint your lawyer as your fiscal representative.
- Obtain an Energy Performance Certificate.
Phase 2: The Sale
- Plan any necessary trips to Spain within the 90/180-day rule.
- Open an account with a currency exchange specialist.
- Ensure your buyer retains and pays the 3% withholding tax.
- Sign the final contract (Escritura de Compraventa) at the notary.
Phase 3: Post-Sale
- Your lawyer will file and pay your Capital Gains Tax.
- Your lawyer will apply for a refund of the 3% retention if applicable.
- Settle the Plusvalía tax with the local town hall.
- Transfer utilities out of your name and close your Spanish bank account.
Frequently Asked Questions (FAQ)
What is the biggest tax change for UK citizens selling a house in Spain after Brexit?
The biggest change is the loss of access to certain EU-specific tax reliefs, such as the main home exemption for reinvestment if you are not a fiscal resident in Spain. The actual Capital Gains Tax rate for property sales remains 19%.
Do I have to travel to Spain to sell my property?
No.
You can grant your Spanish lawyer Power of Attorney (poder notarial) to handle the entire sale on your behalf, including signing the final deeds at the notary.
This is a very common and effective way to manage the sale from the UK, avoiding any issues with the 90-day rule.
Is the Spanish property market still good for UK sellers?
Absolutely.
Demand from international buyers, including many Brits, remains very high. Well-located and realistically priced properties continue to sell well.
Working with an agent who understands how to market to this international audience is key.
Let PCC Property Guide You Through Your Post-Brexit Sale
Selling a house in Spain after Brexit is more nuanced than before, but with expert guidance, it remains a straightforward and rewarding process.
The key is to be well-informed and work with professionals who understand the specific challenges facing UK owners.
At PCC Property, we specialise in helping British clients navigate the Spanish property market. From accurate valuations to lifestyle-focused marketing that attracts international buyers, we ensure your sale is handled with confidence and clarity.
Contact us today for a no-obligation consultation about selling your Spanish property.
