See what may be available after the sale deductions

A sale price is not the same as the money available for your next decision. Loan repayment, agency fees, other expenses, taxes and any non-resident withholding can all affect the amount and timing. This calculator separates those items so you can see the assumptions clearly.

It is a cash-flow planner, not a capital-gains or municipal-tax assessment. Enter tax figures confirmed by your adviser where possible. If an amount is still an estimate, keep that qualification with the result. The tool cannot determine residence status, relief, allowable expenses or the correct treatment of an unusual sale.

Use one consistent scope for every amount

The calculator models the full property sale and the combined seller-side figures you enter. Do not enter the whole sale price alongside only one co-owner's debt or tax unless that deliberately describes the scenario. Mixed ownership needs a consistent schedule.

The non-resident percentage field represents the share of consideration assumed to fall within the general 3% withholding mechanism. Enter zero if your confirmed scenario has no such withholding, or the appropriate share for a mixed case. It is an input, not a residence assessment.

For complex ownership, have your adviser prepare individual reconciliations as well. A combined cash result does not establish how money, tax or obligations should be divided between people.

Enter the agreed sale consideration

Use the sale price relevant to the proposed transaction. Record whether included furniture or another separately treated element needs professional assessment. The calculator treats the entered figure as the relevant consideration for its simplified withholding arithmetic.

Enter any deposit already received towards that price separately. The tool subtracts it when estimating cash still due at completion because you already hold that part of the price. It does not subtract the deposit again when calculating the overall sale outcome.

That distinction prevents a common error. A €30,000 deposit on a €300,000 price is normally part of the price in this model, not extra proceeds on top. Ask your lawyer how the actual agreement and receipts should appear on the completion statement.

Include the mortgage settlement and sale costs

Enter an appropriate mortgage-settlement estimate and the other seller-side amounts in the relevant fields. Obtain a lender figure valid for the expected date rather than copying an old balance. Ask about cancellation and registration work separately.

The agency percentage field expects the complete percentage you want to apply, including VAT where applicable. Its default is only an arithmetic illustration, not a statement of normal or recommended commission. Check the actual agency agreement before entering the figure.

Use other sale costs for expenses not already included elsewhere. Do not put the same lawyer invoice in both other costs and another deduction. If an amount will be paid later rather than at completion, note that timing separately from this simplified planning model.

Keep municipal and national taxes separate

Enter the estimated municipal plusvalía amount and the expected final national capital-gains liability as distinct values. The tool does not derive either amount from prices, cadastral values or ownership dates. Read the municipal-tax guide and capital-gains guide first.

A zero entered tax means you have chosen zero for the scenario; it is not the calculator confirming an exemption. Use an appropriate reserve while the assessment is uncertain. A large final difference can affect whether onward commitments remain affordable.

Mortgage repayment affects cash, but it is not automatically the acquisition amount used to calculate a gain. Keep those methods separate. A sale leaving modest cash can still require a significant tax assessment.

Understand the withholding calculation

The Spanish Tax Agency's guidance explains the general 3% payment-on-account mechanism where a buyer acquires from a non-resident seller. Your adviser should confirm the actual base and responsibility.

This tool multiplies the sale price by the entered non-resident share and then by 3%. It shows the resulting withholding separately from the entered final national tax. It does not assume those two amounts are identical.

The national-tax reconciliation equals entered final tax minus modelled withholding. A positive result means further national tax is reserved in this scenario; a negative result indicates a possible excess payment to reconcile. Neither result proves a liability or guarantees a refund.

Follow the completion-cash calculation

The estimate of cash still due starts with price, subtracts the deposit already received, and then subtracts the mortgage, agency fee, other costs, municipal tax and withholding. The model assumes those listed deductions are dealt with for the planning calculation at this stage.

Real settlement timing can differ. You may already have paid an invoice or the parties may agree a different retention process. Reconcile the tool with the actual completion statement rather than treating its result as an instruction to the notary or bank.

If the figure is negative, the scenario shows a funding shortfall under those assumptions. Do not hide it by changing a cost without evidence. Ask your advisers what money is required and when.

Read overall net proceeds without double counting

The overall net result starts with the full sale price and deducts the mortgage, agency fee, other costs, municipal tax and entered final national tax. It includes the deposit already received as part of the overall price.

Withholding is not deducted again from that final result because it is treated as a payment towards national tax in the model. Deducting both full final tax and the same withholding as independent permanent taxes would understate proceeds.

The tool does not calculate interest on a delayed refund, penalties, other-country tax or currency conversion. It assumes the entered final liability can be reconciled appropriately through the actual process, which still needs professional handling.

A worked example

Suppose the price is €300,000, the deposit received is €30,000 and mortgage settlement is €100,000. Assume an agency rate including VAT of 3.63%, other costs of €3,000, municipal tax of €2,000 and final national tax of €12,000.

With the full consideration assumed subject to withholding, the model gives a €10,890 agency fee and €9,000 withholding. Estimated cash still due is €145,110. Overall net proceeds after the entered final tax are €172,110, including the deposit already received.

The remaining national-tax amount in that example is €3,000. Adding the deposit and completion cash, then reserving that balance, produces the same €172,110. These are invented assumptions to explain the method, not an assessment of a particular sale.

Turn a scenario into a usable sale budget

Ask your lawyer and tax adviser to confirm the figures, bases and timing. Save the calculation with its assumptions and compare it with the final statement. Keep a reserve where an amount remains uncertain or a refund has not arrived.

Use the seller's documents guide to collect the evidence needed for the underlying assessment. A calculator is most useful when the numbers can be traced to actual records.

The aim is to understand what may be available now, what has already been received and what may still be payable later. That clarity makes the next decision easier without pretending that a cash-flow tool can replace tax or legal advice.

Save the timing as well as the total

Record which deductions are paid at completion, already paid or still expected later. The model's simplified timing should not replace the transaction's actual payment schedule. If you share the result, include that schedule so another person does not mistake total net proceeds for the fresh bank transfer expected on signing day.