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TAX

EXPLAINED: How to pay less Spanish IBI property tax

Spain’s property or council tax, usually referred to as just IBI, can vary considerably between municipalities, but there is a way to potentially reduce the cost of this annual tax.

EXPLAINED: How to pay less Spanish IBI property tax
Property tax in Madrid isn't as high as in other cities despite it being the Spanish capital. Photo: Luis Quintero/Pexels

IBI stands for Impuesto sobre Bienes Inmuebles in Spanish, which translates to tax on property goods, but it also goes by the name SUMA.

It’s a local tax which has to be paid once a year by all property owners in Spain, and it serves as a benchmark to calculate all other Spanish property-related taxes.

As the IBI amount is decided by the town hall in which your property is located, there can be big differences between municipalities.

For example, in Malaga province there’s currently a difference of roughly €400 between what homeowners in the municipalities of Torremolinos, Cártama and Rincón have to cough up on average in IBI tax and what those who are based in Malaga city have to pay (based on a property worth €76,000).

How is the IBI calculated?

IBI or SUMA is calculated as a percentage of the cadastral value of the property, an amount which is recorded at the local land registry.

By law, IBI tax on urban properties must be between 0.4 percent and 1.1 percent of the value of the property, although it can be up to 1.3 percent in provincial capitals with more services and amenities.

Catastro and catastral are words you’ll come across a lot if you own a property in Spain – they essentially refer to the land registry or records office which has information about your property and all others in your municipality in Spain.

In recent years the Spanish press has even coined the word catastrazo to refer to big changes in the rate of property price valuation, something which some sources are saying will happen to 90 percent of properties in 2021.

The valor catastral (land registry value) of a property is determined by its location, size, the value of the land, the land’s urban characteristics, the material cost of the building and its age, among other factors.

Is it possible to pay less IBI?

Yes. In many cases there are discrepancies in the value assigned to your property by your local tax authorities and its actual value.

Using your cadastral reference number (20 digits) you will be able to check either in person at your local town hall or on this government website if your property has been overvalued and whether you are within your rights to pay less IBI tax. 

Keep in mind that in most cases, the value assigned to a property by your local land registry is below its actual market value, but if you suspect you are paying too much IBI or you’ve spotted mistakes on your property’s land registry record, this may be the correct path to follow.

It may be that you receive a notification from your town hall that the value of your home has been increased and you either spot mistakes or information you don’t agree with.

Idealista has this useful tool which allows you to get an estimate of a particular property’s sale value and fair rent evaluation, although Spain’s main property website does stress it is not a tasación official (official evaluation).

You will need to enlist professional help in order to assess whether it’s possible to make a claim, and as bureaucracy reigns supreme in Spain, you can expect a lot of paperwork.

Photo: Pexels/Pixabay

Tax optimisation companies such as 60 días or legal firms specialising in property like Ático Jurídico can help with this.

To narrow down your search for possible firms specialising in this, google the words subsanación de discrepancias en el catastro inmobiliario.

It may be possible for the property holder to present the claim themselves without seeking legal help, but don’t expect this to be easy and it will depend on the details of the alleged error by the land registry.

In the event that they find that you are paying more, it will be possible to ask to be reimbursed retroactively for the excess that you have been paying over the years as well.

Furthermore, if your local town hall agrees to the change of your property’s cadastral value, this will also mean you end up paying less in other taxes such as IRPF (income tax), Impuesto sobre el Patrimonio (wealth tax) and Impuesto sobre Sucesiones y Donaciones (inheritance tax).

So, if you’re paying thousands in IBI tax every year and you suspect it should be lower, it’s probably worth finding out if you can make a claim, as the government’s property appraisals usually only change every ten years.

It sounds complicated. Are there other ways to pay less IBI?

There are a number of other ways to save money on your annual property tax in Spain, although this will largely depend on what your town hall offers.

Paying by direct debit is often a way to shave off some euros, as many municipalities offer a 5 percent discount for those willing to set up this automatic yearly payment.

Single-parent families and families with three or more children can often get a discount of up to 90 percent on their IBI, so it’s definitely worth checking if your municipality in Spain offers this.

There could be other municipal discounts available, from installing solar panels in your Spanish home, to having your property be part of an agricultural cooperative.

READ MORE: What you should know before getting solar panels for your home in Spain

Social housing property owners can usually get a 50 percent discount on their IBI for the first three years as well.

As a result of the coronavirus crisis, some municipalities are offering struggling residents big discounts on their IBI too.

So the first port of call if you’re looking for a discount on your IBI tax should be your town hall or their website.

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PROPERTY

What the Euribor rise means for property buyers and owners in Spain

The rise in the Euribor interest rate, used to calculate mortgage payments in Spain, is causing big changes in the mortgage rates.

What the Euribor rise means for property buyers and owners in Spain

Looking to buy property in Spain? Already a homeowner here? Well, you may have heard something about rising interest rates recently.

Or perhaps changes to the terms of your mortgage. Or the Euribor – but what is it, and what’s going on?

What is Euribor?

In Spain, Euribor is the interest rate most often used to work out mortgage payments and to calculate both variable and fixed rates.

It is anchored to the interest rate set by the European Central Bank, and, as we are now seeing, quite responsive to global economic events.

It’s the interest rate that banks in the Euro Zone use to lend to each other, so when the base rate goes up, the Euribor does too, which sends mortgage interest rates across the Eurozone rising. 

Rising rates

Most Spanish mortgages with variable rates normally vary based on a variety of factors, but this number has been rising and in May 2022 saw figures of 0.240 percent (Tuesday May 17th), well above the average. 

The rises throughout May are leading many in Spain, and indeed across Europe, to wonder how high their mortgage rates can go, and when the rises will stop.

Banco de España has estimated that the increases could range from anything between €35 a month to an additional €400. Bankinter predicts the Euribor rate will finish the year at a staggering 0.40 percent, but, more encouragingly, Caixabank’s prediction puts it at just 0.13 percent by the end of 2022.

On Euribor.com.es, a website that tracks the index on a daily basis, they suggest that the market consensus predicts the Euribor will finish at around 0.3 percent at the end of the year, but could reach as high 0.8 percent in 2023.

All of them agree, and most other economic indicators suggest, that whatever the figure at the end of the year, it will remain positive, so it seems almost certain that mortgages will continue to rise throughout 2022 at the very least.

This instability, in addition to global inflation and supply chain problems, could mean that mortgage rates will be affected at least until 2023, with some predictors even signposting 2024 as the possible end of a rise in mortgage prices.

With things uncertain in the mortgage industry, and the world economy more broadly, perhaps you’re thinking of ways to try and insulate yourself from the climbing interest rates.

How to protect yourself from the rising rates

One way to weather the storm of interest rate increases is to change your mortgage from a variable to a fixed rate, either by negotiating with the your bank or by changing bank altogether – a process known as subrogation.

According to data from MyInvestor, during March and April the number of subrogations has started to rise.

Subrogation basically means switching the mortgage from one bank to another to change its interest rate. Although it does involve certain charges in order to do so – you pay the valuation of your house, which normally costs a few hundred euros, and a fee charged to the bank you are leaving, which can cost up to 2 percent of the outstanding amount – it could, and probably would, work out cheaper than paying the hiked interests rates over time.

You could also try and take out a new mortgage with another bank and use the borrowed money to settle the loan. This is, of course, a more expensive option as you have to pay the appraisal, the commission for early repayment of the current credit (again, up to 2 percent of the outstanding amount) and the expenses associated with its cancellation of registration, which normally runs to around €1,000.

READ ALSO: Spanish mortgages – Ten things foreigners should know before getting one

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