Plusvalía in Marbella: what sellers and heirs really pay in 2026

If you sell, give away or inherit a property in Marbella, there is one local tax you cannot avoid: the plusvalía municipal. It is often confused with capital gains tax, it can be paid by the buyer instead of the seller, and since the 2021 reform you only pay it when the land has really gained value.

This guide explains how plusvalía works in Marbella in 2026: who pays, how it is calculated, what the inheritance reductions are, the deadlines, and how it fits with your other taxes when you sell your property in Marbella.

Plusvalía is a municipal tax on the increase in value of the land on which a property stands, from the moment the owner acquired it until the moment it changes hands. It applies to urban properties, including apartments, townhouses and villas, but not to rustic land.

Because it is a local tax, the rules come from national law but each town council sets its own rate, coefficients and reductions within the legal limits. In Marbella the rate is 29%, close to the legal maximum of 30%.

Plusvalía is due whenever ownership of an urban property is transferred. The most common cases are:

• Sale of a property
• Gift (donación) of a property, for example to children
• Inheritance of a property after a death

It is not due when there has been no increase in value, which you prove with the purchase and sale deeds; on transfers between spouses or to children as a result of separation or divorce; on contributions to the marital property; or on rustic land.

Buyer and seller should always agree in writing how plusvalía will be handled, especially when the seller is a non-resident.

Since the Constitutional Court ruling of October 2021 and the reform that followed, there are two ways to calculate the tax, and the taxpayer pays the lower result.

1. The objective method

The cadastral value of the land, shown on the IBI receipt, is multiplied by a coefficient that depends on how many full years you have owned the property. The result is the taxable base, and Marbella applies its 29% rate to it.

2. The real gain method

The actual gain is the difference between the sale price and the purchase price, as shown in the deeds. Only the part that corresponds to the land is taxed, using the proportion between the land and the total cadastral value. If you sell at a loss, there is no tax at all.

The coefficients in 2026

The coefficients are set by national law as maximums. A 2026 update was not ratified by Congress, so the 2024 maximum coefficients continue to apply in 2026.

A seller who bought eight and a half years ago sells a villa. The cadastral value of the land is €120,000.

If the real gain method gives a lower taxable base, for example because the property was bought at the top of the market, the seller pays the lower amount. If the property is sold for less than it cost, no plusvalía is due.

Marbella offers a reduction on plusvalía when the deceased person's main home passes by inheritance or gift to their descendants, ascendants, spouse or registered partner in Andalucía. The reduction depends on the cadastral value of the home:

The reduction must be requested expressly, and the conditions are set in the town's tax ordinance, which can change every year. Our guides to inheritance and gift tax in Andalucía and inheriting a property in Spain explain the other taxes and steps involved.

Sale or gift. The tax must be declared within 30 working days of the deed.

Inheritance. The deadline is 6 months from the date of death, and it can be extended to one year if you request the extension before the first 6 months end.

How. In Marbella, plusvalía is declared at the town council's tax offices; the notary or your lawyer usually prepares the declaration. Late payment leads to surcharges and interest.

Plusvalía is not the same as the tax on your profit from the sale. When you sell, you may pay both.

The plusvalía you pay counts as a cost of the sale and reduces your taxable profit for capital gains tax. For non-resident sellers, the buyer must also withhold 3% of the price and pay it to the tax agency on account of the seller's capital gains tax. Our guide to non-resident property taxes in Spain explains this in detail.

If you live outside Spain, two amounts are normally retained from the sale price at the notary: the 3% withholding for capital gains tax, and the estimated plusvalía, which the buyer then pays to the town council as substitute taxpayer. Agreeing this clearly in the reservation and private contract avoids delays at completion.

If your real gain is lower than the objective calculation, or if you sell at a loss, ask your lawyer to apply the real gain method or request an exemption, and keep your original purchase deed and invoices for improvements.

Confusing it with capital gains tax. They are two different taxes, paid to different authorities.

Paying when there was no gain. Since 2021, a sale at a loss is not taxed, but you must prove it with the deeds.

Forgetting the reductions on inheritance. They are not applied automatically and must be requested within the deadline.

Missing the deadline. Late declarations lead to surcharges, especially in inheritances, where families often wait too long.

What to have ready before you sell:

• Your purchase deed, showing the date and price
• The latest IBI receipt, with the cadastral value of the land
• The number of full years you have owned the property
• A comparison of the objective and real gain methods
• Agreement with the buyer on how plusvalía will be paid, if you are a non-resident
• An estimate of your capital gains tax and the 3% withholding

What is the plusvalía rate in Marbella?

Marbella applies a rate of 29% to the taxable base, which is calculated from the cadastral value of the land or from the real gain, whichever is lower.

Who pays plusvalía when I sell?

The seller pays it. If the seller is a non-resident, the buyer pays it as substitute taxpayer and usually withholds the amount from the price.

Do I pay plusvalía if I sell at a loss?

No. Since the 2021 reform, there is no tax if the sale price is lower than the purchase price, as long as you can prove it with the deeds.

How much does plusvalía cost on a typical sale?

It depends on the cadastral value of the land and the years of ownership. On many apartments it is a few thousand euros, while on villas with large plots it can be considerably more.

Is there a reduction for inheritances in Marbella?

Yes, for the main home passed to close family, with reductions of 95%, 50% or 20% depending on its cadastral value. It must be requested within the deadline.

Can I deduct plusvalía from my capital gains tax?

Yes. The plusvalía paid is a cost of the sale and reduces the taxable gain for capital gains tax.

Plusvalía is rarely the largest cost of a sale, but it is one of the most misunderstood. Knowing which method applies, who pays and when, and whether you qualify for a reduction can save money and avoid delays at the notary.

Because the coefficients and the town's ordinance can change each year, always check the figures for the year of your sale or inheritance with your lawyer.

At Marbella Hills Homes we guide owners through the whole sale, from valuation to completion, and work with trusted lawyers and tax advisers. Read our guide to selling your property in Marbella and our guide to property ownership in Marbella, or contact our team for a free valuation.