If I buy a flat in Catalonia as an investment, do I have to pay the 20 % property transfer tax (ITP) for large-scale landlords (“grandes tenedores”)?

Only if you are already a large-scale landlord or if you buy an entire residential building. For this tax, a large-scale landlord is anyone who owns more than ten homes in Catalonia, more than 1.500 square metres of built residential floor area or five or more homes in municipalities declared a stressed residential market area (“zona tensionada”). Someone who buys a flat to let and owns fewer than five homes, counting their own, pays the general scale, 10 % up to 600.000 euros, unless together they exceed 1.500 square metres of built floor area. By contrast, anyone who buys an entire residential building pays 20 % even if they are not a large-scale landlord, with some exceptions.

Alburquerque Abogados

José Manuel Alburquerque
Real estate

Who is a large-scale landlord for ITP purposes

It is a rule specific to Catalonia, which has applied since 27 June 2025. The tax has its own definition of large-scale landlord, which does not entirely match the one used for tenancies. A large-scale landlord is a person or company that owns:

  • More than ten homes in Catalonia, or more than 1.500 square metres of built floor area for residential use.
  • Five or more homes in municipalities that the Generalitat de Catalunya (the Catalan government) has declared a stressed residential market area because of rising rents. Since 14 July 2026 they are added together even if they are in different stressed residential market areas. Barcelona and much of its metropolitan area are a stressed residential market area.

Parking spaces and storage rooms do not count. In addition, according to the guidance issued by the Generalitat:

  • The homes you already own on the day of the purchase are counted, including the one you live in. With five in stressed residential market areas, the sixth already pays 20 %.
  • Homes you co-own with others count according to your share. Five halves are two and a half homes.

The entire building

The 20 % rate also applies to anyone who buys an entire residential building, with two or more homes, whether or not it is divided into separate flats at the Land Registry (“Registro de la Propiedad”), even if they are not a large-scale landlord. If the building has commercial premises, it applies only to the residential part. There are two rules worth knowing:

  • The 20 % rate does not apply to an individual who buys a building with up to four homes so that all of them are the principal residence of the buyer and of relatives up to the second degree, such as parents, children, grandparents, grandchildren or siblings. They must move in within twelve months and live there for three consecutive years.
  • If you buy the building in parts, each purchase pays the general scale for the time being. Since 14 July 2026, when you buy the last home you have one month to pay the difference up to 20 %, with a supplementary self-assessment for each of the ones you filed.

Before buying

  • Check the Generalitat's official list to see which municipalities are stressed residential market areas and count your homes before signing.
  • If you buy through a company, bear in mind that the company can also be a large-scale landlord on account of the homes it owns in its own name.
  • Do not confuse this with the Catalan law that would restrict buying homes as an investment, which is still going through the legislative process and does not apply.

This answer is provided for educational purposes and offers initial guidance on the question raised. Every matter has its own circumstances and nuances that require individual assessment. For that reason, before taking decisions with significant consequences, it is advisable to consult a professional and not to rely solely on this information. Personalised advice makes it possible to apply these explanations to the specific case and to assess the options available with greater certainty.