When choosing between a new-build and a resale property in Valencia, you have to decide whether to prioritise location or efficiency. Specifically, new builds tend to have superior energy ratings and require less maintenance. Conversely, resale properties tend to be in the most central and iconic locations. The tax landscape in Valencia is set to change in 2026. A significant reduction in resale tax (ITP) comes into effect on 1 June. Understanding these fiscal shifts and lifestyle differences is therefore crucial for making a smart investment this year.
1. The financial landscape: Tax differences in 2026
The amount of tax you pay depends entirely on whether the property is ‘brand new’ or ‘pre-owned’. Furthermore, due to new regional laws, the timing of your purchase in 2026 matters immensely.
A. Buying a new build (obra nueva)
If you buy from a developer, you will have to pay two main taxes.
- IVA (VAT): This is a flat rate of 10% nationwide for residential properties.
- AJD (stamp duty): In Valencia, this is currently set at 1.5%. However, this drops to 1.4% on 1 June 2026.
- Total tax: It is approximately 11.4% to 11.5%.
B. Buying a resale property (segunda mano)
If you are buying a pre-owned home, you will need to pay the Property Transfer Tax (ITP).
- Current rate: 10% for properties up to €1 million.
- The June 2026 shift: The general ITP rate in Valencia drops to 9% on 1 June 2026.
- Luxury exception: The rate for properties valued over €1 million will increase to 11%.
The strategy: If you’re looking to buy a resale home for under €1M, it could be worth waiting until June, as you could save €2,500 for every €250,000 spent.
2. New builds: The case for modernity
New developments in Valencia, particularly in districts such as Quatre Carreres and Nou Campanar, offer a ‘hands-off’ lifestyle.
- Energy efficiency: Most new builds completed in 2026 carry an A or B energy rating. Consequently, your utility bills will be 40% lower than those for a traditional flat.
- Warranties: By law, developers must provide a 10-year structural warranty. This gives you total peace of mind regarding any hidden defects.
- Amenities: Modern complexes often feature pools, gyms and 24/7 security. Such features are rare in the historic city centre.
3. Resale properties: The case for location and soul
If you want to live in the heart of Ruzafa or Ciutat Vella, buying a resale property is your only option.
- Prime locations: Historic buildings occupy Valencia’s most vibrant and walkable spots. They are also surrounded by long-established shops and cafés.
- Negotiation room: Unlike developers, who tend to have fixed prices, private sellers are often open to offers. As a result, you can often get a better price per metre.
- Immediate possession: You can move in as soon as you sign the deed. However, new builds often involve long waiting times for completion.
4. Direct comparison: At a glance
| Feature | New build (obra nueva) | Resale (segunda mano) |
| Primary Tax | 10% IVA + 1.4% AJD | 9% ITP (from June 2026) |
| Condition | Perfect / Modern | Varies / Often needs renovation |
| Maintenance | Very Low | Higher / Periodic “Derramas“ |
| Speed | Slow (if off-plan) | Fast (usually 2–3 months) |
| Location | Emerging districts | Established city center |
5. Why a personal shopper real estate is vital for both
We help you navigate the unique risks of each path. Specifically, we provide the protection you need most.
- For new builds: We conduct due diligence on the developer. We verify that they have the necessary bank guarantees to protect your staged payments.
- For resale: We carry out a technical inspection. We check for structural dampness and outdated wiring, which are common issues in old Valencian buildings.
- For both: We calculate the ‘total cost of acquisition’, including the 2026 shifting taxes. Ultimately, we make sure that you won’t be faced with any unexpected costs at the notary.
❓ Frequently Asked Questions (FAQ)
Yes, starting on 1 June 2026, the general property transfer tax (ITP) for resale homes will drop from 10% to 9% for properties valued at up to €1 million.
No, resale properties are only subject to ITP. You only pay VAT when you purchase a brand-new home directly from a developer.
It is a form of legal insurance. Specifically, it ensures that your staged payments will be returned if the developer fails to complete the building.
New builds are cheaper to maintain. They have better insulation and modern systems that require fewer repairs and consume less energy.
