Why Swiss sellers need specific information

As a Swiss citizen without tax residency in Spain, selling a property is subject to specific tax rules and reporting obligations that differ from those applied to EU residents. The most relevant aspects are:

• Capital gains tax for non-residents (IRNR)
• Plusvalía Municipal (municipal land value tax)
• Double taxation treaty between Switzerland & Spain
• Deductible costs for tax optimisation

In areas such as Torrox, Almuñécar, Frigiliana, Salobreña or Vélez-Málaga, the same national tax rules apply, although municipal rates may vary slightly.

1. Capital gains tax for non-residents (IRNR)

When selling a property in Spain as a Swiss citizen without tax residency, capital gains tax is levied on the profit – calculated as the difference between the sale price and acquisition costs, minus eligible deductions.

Current rate:

• 24% for non-residents (including Swiss sellers)
• May be partially credited via the double taxation treaty

This rate is higher than for EU residents (approx. 19%) but applies uniformly to all non-resident sellers.

Plusvalía Municipal – the local tax

The Plusvalía Municipal is an additional tax payable upon the sale of a property in Spain. It is based on the estimated increase in land value and is levied by the local municipality.

• Cadastral value of the land
• Length of ownership
• Municipal tax coefficient

In municipalities such as Frigiliana or Salobreña, this tax can be significant and should be calculated before listing the property.

Calculation example: Detached house sold for €550,000

• Sale price: €550,000
• Purchase price: €300,000
• Gross capital gain: €250,000
• IRNR (24%): €60,000
• Plusvalía (estimated): €6,000 – €12,000
• Deductible selling costs: €10,000 – €20,000

Net proceeds after taxes & costs:
€550,000 – €60,000 – €9,000 – €15,000 ≈ €466,000

This example highlights the importance of early planning and precise tax calculations for Swiss sellers to maximise net proceeds.

Deductible costs & tax optimisation

• Documented renovation and modernisation costs
• Actual selling and marketing expenses
• Legal, tax advisor and notary fees
• Real estate agency commissions

Swiss sellers particularly benefit from professional preparation and complete documentation of all deductible expenses.

Strategies for Swiss sellers

• Review the Switzerland–Spain double taxation treaty
• Work with tax advisors experienced in Spanish property law
• Choose the optimal selling period
• Maintain complete and accurate documentation

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