Property transfer taxes
in Europe in 2026 — ranking
From lowest to highest — complete ranking of property transfer taxes in European countries in 2026, with verified data and analysis for luxury buyers.
Transfer taxes in Europe — a considerable disparity
When buying property in Europe, transfer taxes—a tax levied on the transaction—almost always represent the largest cost item, ahead of notary and real estate agent fees. Their level varies considerably from one country to another, and even within the same country depending on the region.
In 2026, two major developments altered the European rankings compared to previous years. Firstly, France raised its transfer taxes on April 1, 2025—almost all departments increased the overall rate to approximately 6.31%. Secondly, Belgium implemented a significant reform: Flanders lowered its rates to 2% and Wallonia to 3%, making these two regions among the least expensive in Europe for purchasing a primary residence.
This ranking presents the most recent verified data available for the main European property markets. The rates shown are for second homes or investments — rates for primary residences may be lower in several countries.
Transfer taxes in Europe — from lowest to highest
Ranked in ascending order of rate. The data concerns purchases of secondary or investment residences by a private buyer on the date of publication.
| # | Country / Region | Transfer tax rates | Level | Details |
|---|---|---|---|---|
1 |
🇧🇪Flanders (Belgium) single primary residence |
2 % |
Very low | Reform January 2025 |
2 |
🇳🇱The Netherlands single primary residence |
2 % |
Very low | 10.4% for investment (since 2023) |
3 |
🇧🇪Wallonia (Belgium) single primary residence |
3 % |
Very low | Reform Jan. 2025 — was 12.5% |
4 |
🇬🇷Greece |
3 % |
Weak | Single rate on the selling price |
5 |
🇨🇭Swiss Variable by canton |
0 % – 3 % |
None to low | Some cantons have 0% taxes |
6 |
🇩🇪Germany Grunderwerbsteuer — variable by state |
3,5 % – 6,5 % |
AVERAGE | Bavaria 3.5% · Brandenburg 6.5% |
7 |
🇮🇹Italy Register tax |
2 % – 9 % |
Variable | 2% primary residence / 9% secondary residence |
8 |
🇵🇹Portugal Progressive IMT + Imposto do Selo |
0 % – 8,8 % |
Variable | IMT 0-8% + stamp duty 0.8% · non-residents 7.5% |
9 |
🇫🇷France DMTO — Transfer duties on onerous transfers |
5,09 % – 6,31 % |
Medium-high | Increase April 2025 · Total costs 7-9% |
10 |
🇪🇸Spain ITP — variable per autonomous community |
6 % – 11 % |
Medium-high | Madrid 6% · Catalonia up to 15%+ · Costa Blanca 9-11% |
11 |
🇧🇪Brussels (Belgium) |
12,5 % |
Pupil | Unchanged despite reforms in Flanders and Wallonia |
12 |
🇬🇧United Kingdom SDLT — Stamp Duty Land Tax |
5 % – 12 % |
Pupil | Progressive · +2% non-residents · +3% second homes |
13 |
🇳🇱The Netherlands Second home / investment |
10,4 % |
Pupil | Rates for investment since January 2023 |
Sources: meilleurescpi.com (June 2026) · acheterenespagne.fr (April 2026) · casavergao.com (May 2026) · theluxuryplaybook.com (April 2026) · Christie's Belgium / RTBF (June 2026) · globalinvestments.net (June 2026). Indicative data — consult a professional before making any decision.
Three categories of European markets
Favorable markets — less than 4%
These markets offer the most competitive transfer taxes in Europe in 2026. Flanders (2%) and Wallonia (3%) have implemented the most significant reforms. Greece, at 3%, remains an attractive destination for investors, particularly since the Golden Visa threshold was raised to €800,000 in premium zones. Switzerland may have a 0% tax rate in some cantons, but this is combined with an annual tax on real estate wealth.
Intermediate markets — 4% to 9%
This group encompasses the major luxury real estate markets of Western Europe. France joined this group at the upper end of the range in April 2025. Italy offers a significant advantage for primary residences (2%) but heavily taxes secondary residences (9%). Portugal remains accessible for entry-level properties, but the application of the non-resident tax rate (7.5%) increases the cost for French and Belgian buyers.
Heavy markets — over 10%
These markets impose the highest transfer taxes in Europe. Brussels' 12.5% rate remains unchanged despite reforms by its regional neighbors. The UK can reach a marginal rate of 12% for properties over £1.5 million, increased by 2% for non-residents and 3% for second homes. The Netherlands introduced a 10.4% rate for investment in 2023—a deliberate increase to curb speculation.
The special case of France — a recent increase that should not be ignored
Since April 1, 2025, the Finance Act has authorized departmental councils to increase the departmental share of transfer duties (DMTO) up to 5% (compared to 4.5% previously), bringing the overall rate to 6.31% in departments that voted for the maximum increase. This increase, scheduled to last until March 31, 2028, applies to existing properties. First-time buyers purchasing their primary residence are exempt from this increase. In practical terms, the total acquisition costs in France (transfer duties + notary fees + disbursements) now reach 7% to 9% of the sale price for an existing property.
Spain — Europe's most fragmented market
Nowhere in Europe do transfer taxes vary as much by location as in Spain. The Community of Madrid applies 6%—one of the most competitive rates in Western Europe for this type of market. Catalonia has implemented a progressive tax scale since May 2025, which can exceed 15% for residential properties worth more than €600,000. The Valencian Community (Costa Blanca, Valencia) applies 9% up to €1 million and 11% above that amount since June 2026. This fragmentation makes it essential to check the applicable rate in each autonomous community before making any purchase.
What this ranking means for your acquisition strategy
For a buyer of luxury property in Europe, transfer taxes represent an unavoidable cost that must be factored in from the outset when defining the overall budget. On a property worth €2 million, the difference between Belgian Flanders (€40,000) and Spanish Catalonia (€300,000 and above) is enormous—it can represent the price of an entire apartment.
Several key takeaways emerge from this 2026 ranking. Belgium has implemented the most dramatic reform—Flanders and Wallonia are now among the most competitive destinations in Europe for purchasing a primary residence. France, on the other hand, has increased its taxes since April 2025, reinforcing its position in the "upper-middle-income" category. The United Kingdom remains among the most expensive countries for non-residents wishing to invest in luxury London real estate.
These figures are indicative and subject to change — some rates have changed several times in 2025-2026. Before any cross-border acquisition decision, consultation with a notary or tax advisor specializing in real estate law in the country concerned is essential.
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Data sources: meilleurescpi.com — "Notary fees 2026: rates, calculation and savings", June 2026 (France DMTO 5.09% to 6.31%) · acheterenespagne.fr — "Taxation of a real estate purchase in Spain in 2026", April 2026 (ITP by autonomous community) · tekce.com — "Tax on real estate transfers in Spain", March 2026 (Valencian Community) · casavergao.com — "Purchase costs in Portugal in 2026", May 2026 (IMT and stamp duty) · globalinvestments.net — "Stamp Duty and Property Transfer Taxes: A Global Comparison", June 2026 (multi-country data) · theluxuryplaybook.com — "Property taxes in every European country", April 2026 (UK, Germany, Switzerland) · nomoretax.eu — "Understanding European Property Taxes", 2024-2026 (EU ranking) · Christie's International Real Estate Belgium / RTBF — Belgian registration fees by region, June 2026 · Euronews — "Property taxes in Europe: where are they highest?", July 14, 2026. The rates presented are general indicators as of the date of publication. Consult a notary or a specialist tax advisor before making any decision regarding property acquisition abroad.