Selling a house on the Costa del Sol can seem like a complex task, especially if it’s your first time. “I want to sell my house, but I don’t know where to start” is a common phrase among homeowners who decide to contact our real estate agency in Estepona. Whether it’s due to moving, real estate investing, or a life change, it’s essential to understand the steps, documentation, and taxes involved in the process.
In this article, we explain how to sell your house in Estepona efficiently, from the first steps to signing before a notary. We’ll help you understand what taxes you need to pay when selling a house, what documents you need to prepare, and how to speed up the sale if you’re in a hurry. If you’re thinking about selling, this content is for you.
How do I sell my house? Where do I start?
The first step to selling a house in Estepona, or anywhere in the world, is to understand the local real estate market. Estepona has constant demand, but it’s important to set a realistic price adapted to the area. A professional appraisal will help you establish an appropriate value and avoid having the property sit on the market.
From there, working with a specialized agency like Cabanillas Real Estate can make all the difference. We not only guide you through every stage of the process, but we also know the market trends and how to promote your property to attract serious buyers.
What documentation do I need to sell a house in Estepona?
Once you’ve made up your mind and have a clear understanding of the market, it’s time to prepare the heavy artillery: the documentation. Having all the paperwork in order from the beginning not only speeds up the sales process, but also builds trust with potential buyers.
If you’re going to sell a house in Estepona, you’ll need to gather a series of essential documents that prove your ownership and the legality of the property. Here are the must-haves:
- Title deed (Escritura de propiedad): The document that proves you are the legal owner of the property.
- Energy Performance Certificate (EPC): Mandatory since 2013, it provides information about the property’s energy consumption and CO2 emissions. It must be registered and valid.
- Simple Note (Nota Simple): Issued by the Land Registry, it provides updated information on ownership, property description, and any encumbrances (such as mortgages or liens).
- Latest IBI (Property Tax) and community fee receipts: To show that you are up to date with these payments.
- First Occupancy License (LPO): Especially relevant for newly built properties or those that have undergone major renovations. It certifies that the property complies with urban planning regulations and is suitable for habitation.
- Certificate of No Urban Planning Infringement (CNIU): Mainly for properties on rural land or single-family homes. It certifies that there are no open urban planning infringement cases against the property.
What documents do you need to bring to the notary to sell a house?
The day of the notary signing is the culmination of the sales process. To ensure everything goes smoothly, it’s crucial to have all the documentation required by the notary ready to officially certify the transaction.
In addition to your original and valid ID or NIE, you’ll need to present most of the documents we’ve already mentioned: the original title deed, the updated simple note, the energy performance certificate, the latest IBI receipts, and proof that you’re up to date with community expenses (a certificate issued by the building administrator).
You’ll also need the Building Condition Certificate (ITE or IEE) if the property’s age requires it. The notary will verify the identity of the parties, the ownership of the property, the absence of unexpected encumbrances, and that the entire operation complies with the law. Therefore, having all these documents to bring to the notary to sell a house ready and accurate is essential for the legal validity of the transaction.
Can I sell a house without title deeds or without a completion certificate?
This is a delicate question that causes a lot of uncertainty. Legally, it is possible to sell a house without title deeds if, for example, the property was inherited and the registration was never formally completed in the heir’s name (although regularizing it is essential for the sale).
However, this is a complex situation that will discourage most buyers and financial institutions, since the title deed is the guarantee of ownership. The best approach is always to regularize the situation and properly register the property before initiating the sale.
As for selling a house without a completion certificate, the situation is similarly complicated. A property without the certificate of completion (and therefore often without the first occupancy license) is legally considered “under construction” or not suitable for habitation, which greatly hinders its sale, the buyer’s ability to obtain financing, and may result in urban planning issues. Although technically the “work in progress” could be transferred, the risks are high.
In both scenarios, the advice of an experienced real estate agency and possibly a specialized lawyer is crucial to explore solutions and understand the implications.
Calculating taxes when selling a house in Spain
Taxes when selling a house are an important part of the process that many homeowners overlook until the last minute. Knowing in advance what taxes are paid when selling a house will help you better plan the transaction and avoid unpleasant surprises. The Spanish tax system includes several levies that apply to the sale of real estate. The most important are:
- Municipal capital gains tax (plusvalía municipal): paid to the local council and calculated based on the increase in land value since you purchased the property.
- Personal Income Tax (IRPF) on capital gains: applies if you sell for more than you paid and must be declared in your income tax return.
- 3% withholding for non-residents: if you are not a tax resident in Spain, the buyer withholds this percentage as an advance payment of the tax for selling a property.
There are also some exceptions, such as being exempt from IRPF if you reinvest in your main residence or if you are over 65 years old and sell your primary home.
What taxes are paid when selling a house?
The taxes to be paid when selling a house vary depending on the seller’s personal circumstances. For Spanish residents, the tax on selling a house includes capital gains tax under the IRPF, which can range from 19% to 23% depending on the amount of the gain. For example, if you bought your house for €200,000 and sell it for €300,000, the capital gain would be €100,000, on which you would have to pay tax.
There are important exemptions that can reduce or completely eliminate this tax. Reinvestment in a primary residence by those over 65 years old is fully exempt from paying IRPF on the gain. For those under 65, reinvesting in a new primary residence within two years also allows the tax payment to be deferred.
The municipal capital gains tax (plusvalía municipal) is calculated by multiplying the cadastral value of the land by a coefficient that depends on the number of years since the purchase and the local tax rate. In Estepona, this tax can range from a few hundred to several thousand euros, depending on the property’s value and age.
What happens if I sell a house with a mortgage?
Selling a house with a mortgage is perfectly legal and more common than many people think. The process requires coordination between the seller, the buyer, the bank, and the notary to ensure that the mortgage is canceled simultaneously with the transfer of ownership. The key is that the sale price is high enough to cover the outstanding debt.
When the sale price exceeds the mortgage debt, the process is relatively straightforward. At the time of signing, the notary withholds the amount needed to cancel the mortgage, and the remainder is given to the seller. The bank provides a payoff letter, and the mortgage is officially removed from the land registry.
If the debt is greater than the sale price, the situation becomes more complicated and may require the seller to contribute additional funds to cover the difference. In extreme cases, auctioning the property or negotiating a debt reduction with the bank may be considered, although these options carry significant tax and credit implications.
How to sell your house faster in Estepona
The real estate market in Estepona is competitive, and standing out among the wide range of available properties requires strategy and professionalism. Presenting your property well is essential: home staging, although it requires an initial investment, can significantly increase interest from potential buyers. It involves preparing the home to make it appealing and allow visitors to picture themselves living there.
Professional photography is an investment that pays off quickly. In a market where most buyers start their search online, high-quality images can make the difference between getting visits or being overlooked. A professional photo shoot, complemented by a video or virtual tour, greatly expands your listing’s reach.
An accurate valuation of the property is a key factor to sell your house quickly and at the best price. Overpricing can slow down the sale, while a well-adjusted appraisal generates immediate interest and may even create a multiple-offer scenario in the seller’s favor. At Cabanillas Real Estate, we combine our local expertise in Estepona with deep market knowledge to offer you a realistic and strategic valuation, maximizing your chances of selling.
Can you sell a house with tenants?
Selling a house with tenants is legal, but it is subject to important restrictions that protect the tenant’s rights. The tenant has a right of first refusal and redemption, which means they must be informed of the sale and have the option to purchase the property under the same conditions offered to third parties.
The process requires notifying the tenant of the intent to sell via burofax, offering them the opportunity to exercise their right of first refusal within 30 days. If the tenant is not interested in buying, expressly waives their rights, or does not respond within the deadline, the property can then be sold to third parties.
It’s important to note that the new owner must honor the existing rental contract until its natural expiration. This may limit the number of interested buyers, especially those looking to use the property for personal use, but it can also attract investors seeking properties that are already generating rental income.
How can I sell my house without complications?
The key to selling your house without complications lies in good preparation and having the support of experienced professionals. At Cabanillas Real Estate, we guide you through every stage of the process, avoiding common mistakes and ensuring smooth, efficient management. We take care of the accurate valuation of the property, personalized marketing, buyer negotiations, and support up to the notary signing, freeing you from worries and unnecessary paperwork.
In addition, we work with complete transparency and accurate information. We know that presenting all relevant data about the property (including possible defects or limitations) and maintaining open communication during negotiations builds trust and facilitates a successful closing.
As mentioned before, having all the documentation in order from the start is essential. At Cabanillas Real Estate, we help you gather and organize the complete property file, which speeds up legal and banking procedures, adds credibility with buyers, and strengthens your negotiating position.
Frequently asked questions about selling houses in Estepona
Selling a property always raises questions. Here we answer some of the most common queries that arise when someone is considering the sale of houses in Estepona.
What are the steps to sell a house in Estepona?
The steps to sell a house follow a logical sequence that begins with the decision and ends with the handover of keys. The first step is to get a professional appraisal to determine your property’s market price. Then, all the necessary documentation is prepared and the most suitable marketing strategy is planned.
Once the property is on the market, potential buyer visits and negotiations begin. When an agreement is reached, it is formalized through an earnest money contract, which binds both parties and sets the terms of the transaction. The process concludes with the signing of the public deed before a notary, at which point the property is officially transferred.
How long does it take on average to sell a house on the Costa del Sol?
The time it takes to sell a house on the Costa del Sol varies greatly depending on multiple factors. With the support of a professional real estate agency, the average timeframe ranges between 3 and 6 months, although well-priced properties in high-demand areas can sell in just a few weeks.
Private sales tend to take significantly longer, often extending from 8 months to over a year. Factors such as the time of year, the asking price, the property’s presentation, and the state of the market directly influence the speed of the sale. Spring and autumn are usually the most active seasons in the Costa del Sol real estate market.
Is it better to sell my house through a real estate agency or on my own?
The decision to sell your house through a real estate agency or on your own is a very personal one. Real estate agencies bring experience, knowledge of the local market, professional marketing tools, and a portfolio of potential buyers. They also handle the entire negotiation and support process, offering a significant saving of time and effort.
Selling on your own may seem more cost-effective by avoiding commissions, but it comes with major challenges. You must dedicate considerable time to viewings, negotiations, and paperwork, and take full responsibility for accurate pricing and promotion. Professionals like Cabanillas Real Estate not only simplify the process, but their understanding of the local market can often lead to a higher sale price that more than justifies their commission.
What should I take into account when pricing my house?
Setting the right price is essential for a successful sale. The valuation should be based on objective market criteria, not emotional considerations or how much you need to get. The emotional price, based on memories and sentimental value, is often above market value and can become the main obstacle to selling.
The factors that most influence the price include the location, condition, features of the property, improvements made, and the local market situation. It’s advisable to analyze similar properties recently sold in the area and consider how long they were on the market. A competitive price from the start generates more interest, more visits, and better chances for favorable negotiations.
Selling your house in Estepona with professional support
Selling a house in Estepona doesn’t have to be a stressful experience if you have the right guidance. The real estate market on the Costa del Sol has unique characteristics that make it essential to work with local experts who understand its dynamics, seasonality, and types of buyers. A specialized real estate agency not only saves you time and hassle, but can also maximize the value of your property and ensure a safe, successful transaction.
The peace of mind that comes from knowing every part of the process is being handled by experienced professionals is invaluable. From the initial valuation to the handover of keys, specialized support turns what could be a complex process into a smooth and satisfying experience.If you’re thinking about selling your house in Estepona, we invite you to contact us for personalized advice. Our team of professionals will guide you through every step of the process, ensuring your sale is carried out under the best possible conditions. Don’t wait any longer to take the first step toward your new future.
Si tienes consultas puedes contactar en sales@cabanillasrealestate.com
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