Net result if sold in year 10
+€635,129
After all costs, taxes and the mortgage
We could not calculate these assumptions. Change the last value, or reset to the agency defaults.
Annual return (IRR)
3.5%
On your own money
Cash needed at purchase
€1,313,650
€1,885,632 incl. yearly shortfalls
Average net cash flow per year
−€57,198
After mortgage payments and tax
Gross yield 3.9%Net yield 1.5%
Good to know
- Holiday rental needs a tourist licence in the Comunitat Valenciana. Check that this property has one, or can get one, before you count on this income.
- In some years the rental income does not cover the mortgage and costs. Keep a cash reserve for those years.
- VAT of 10% on stays of 30 nights or less is in a decree that still needs approval by the Spanish Congress. You can switch it off under Rental income.
Assumptions
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Purchase & financing
Source: From the listing (asking price in the agency's CRM) · checked 20 October 2026
€1,000,000 of own money
Source: Non-resident max loan-to-value: EU 60–70%, non-EU incl. UK 50–60% · checked 20 October 2026
Source: 12-month Euribor 3.2% (Oct 2026) + non-resident spread: 3.9% fixed EU, +0.6 pp non-EU · checked 20 October 2026
Source: Most banks lend non-residents up to 25 years · checked 20 October 2026
Rental income
Source: 4-bed villa with pool in Jávea: €2,600–3,900 a week in peak season; default €3,900 × (price / €1.3M)^0.77, min €500 · checked 20 October 2026
Source: AirDNA Jávea: 62% average occupancy (Sep 2026); split per season is an estimate · checked 20 October 2026
Source: Mid season ≈ 67% of the peak weekly rate · checked 20 October 2026
Source: AirDNA Jávea: 62% average occupancy (Sep 2026); split per season is an estimate · checked 20 October 2026
Source: Low season about £1,400 a week for a 4-bed villa; ≈ 37% of peak · checked 20 October 2026
Source: AirDNA Jávea: 62% average occupancy (Sep 2026); split per season is an estimate · checked 20 October 2026
Source: Agency estimate — adjust (3 weeks of own use, taken from the low season first) · checked 20 October 2026
of gross holiday income
Source: Agency estimate — adjust (channel commission 12%: a mix of Airbnb's host-only fee (~15%) and direct bookings. Cleaning and linen per changeover are charged to guests and passed through, so they are neither income nor cost here) · checked 20 October 2026
VAT on short stays (10%, in force since 8 Oct 2026, pending ratification)
Source: RDL 29/2026: 10% IVA on stays of 30 nights or less from 1 Dec 2026, pending ratification (D-011) · checked 20 October 2026
Source: Jávea long-term rent €11–13/m² a month; default €12/m² built. Without built area: gross yield houses 3.8%, flats 5.0% · checked 20 October 2026
Source: Agency estimate — adjust (long-term vacancy 3–8% by scenario) · checked 20 October 2026
Running costs
of rental income after VAT
Source: Management 15–35% of gross is typical; default 20% + 21% IVA (holiday), 8% + IVA (long-term) · checked 20 October 2026
Source: Xàbia IBI rate 0.85% × estimated cadastral value (no 2026 ordinance found) · checked 20 October 2026
Source: Xàbia rubbish fee €125–273 a year, + €20 per tourist bed place · checked 20 October 2026
Source: Agency estimate — adjust (home insurance €500–900, scaled with the price) · checked 20 October 2026
Source: Agency estimate — adjust (community fees €600–2,400 a year for flats, 0 for a detached villa) · checked 20 October 2026
Source: Agency estimate — adjust (pool service €1,500 a year + garden €1.25 per m² of plot (€600–12,000); flats 0) · checked 20 October 2026
Source: Agency estimate — adjust (utilities €200–550 a month by size; the tenant pays on a long-term let) · checked 20 October 2026
of the property value, each year
Source: Agency estimate — adjust (maintenance reserve 0.5% of the purchase price a year, growing with cost inflation) · checked 20 October 2026
Source: Agency estimate — adjust (gestor / fiscal representative €600 a year; SL accounts and filings €2,500) · checked 20 October 2026
Growth
per year
Source: Scenarios 2% / 5% / 8% a year (D-010). Jávea houses, last 5 years: about +11% a year · checked 20 October 2026
per year
Source: Agency estimate — adjust (rent growth 1.5% / 2.5% / 3.5% a year by scenario) · checked 20 October 2026
per year
Source: Agency estimate — adjust (cost inflation 2.5% a year) · checked 20 October 2026
Exit & tax
Source: Buyer's choice (sell after 5, 10 or 15 years) · checked 20 October 2026
of the sale price, incl. VAT
Source: Agency estimate — adjust (estate agency fee on sale 3–5% + 21% IVA) · checked 20 October 2026
Source: Agency estimate — adjust (plusvalía municipal ≈ 0.5% of the price; depends on the cadastral land value) · checked 20 October 2026
Source: Corporate tax 25% for a holding-only SL (entidad patrimonial, LIS art. 5 and 29, D-012) · checked 20 October 2026
Deduct expenses (2025 court ruling, appeal pending)
Source: Audiencia Nacional allowed deductions for non-EU owners (2025); Supreme Court appeal admitted 15 Jul 2026 · checked 20 October 2026
Value, equity and mortgage
Projection at the end of each year
- Property value
- Equity
- Mortgage balance
Equity = property value minus mortgage, before sale costs and taxes.
Year by year
Swipe sideways to see all columns
| Year | Net cash flow | Value | Mortgage balance | Equity | Gross rental income | Mgmt & ops | Mortgage payments | Tax & VAT | Net cash flow |
|---|---|---|---|---|---|---|---|---|---|
| 1 | −€59,855 | €2,625,000 | €1,463,839 | €1,161,161 | €106,971 | −€60,096 | −€94,020 | −€12,710 | −€59,855 |
| 2 | −€59,298 | €2,756,250 | €1,426,241 | €1,330,009 | €109,645 | −€61,598 | −€94,020 | −€13,325 | −€59,298 |
| 3 | −€58,729 | €2,894,063 | €1,387,151 | €1,506,911 | €112,386 | −€63,138 | −€94,020 | −€13,957 | −€58,729 |
| 4 | −€58,147 | €3,038,766 | €1,346,509 | €1,692,256 | €115,196 | −€64,716 | −€94,020 | −€14,607 | −€58,147 |
| 5 | −€57,553 | €3,190,704 | €1,304,254 | €1,886,450 | €118,075 | −€66,334 | −€94,020 | −€15,275 | −€57,553 |
| 6 | −€56,947 | €3,350,239 | €1,260,320 | €2,089,919 | €121,027 | −€67,993 | −€94,020 | −€15,962 | −€56,947 |
| 7 | −€56,327 | €3,517,751 | €1,214,642 | €2,303,109 | €124,053 | −€69,693 | −€94,020 | −€16,668 | −€56,327 |
| 8 | −€55,694 | €3,693,639 | €1,167,151 | €2,526,488 | €127,154 | −€71,435 | −€94,020 | −€17,393 | −€55,694 |
| 9 | −€55,047 | €3,878,321 | €1,117,774 | €2,760,547 | €130,333 | −€73,221 | −€94,020 | −€18,140 | −€55,047 |
| 10 | −€54,386 | €4,072,237 | €1,066,436 | €3,005,800 | €133,591 | −€75,051 | −€94,020 | −€18,907 | −€54,386 |
| Total | −€571,982 | €1,198,431 | −€673,274 | −€940,196 | −€156,943 | −€571,982 |
Gross rental income − mgmt & ops − mortgage payments − tax = net cash flow. Tax includes VAT on short stays and income tax.
If you sell in year 10
- Sale price
- €4,072,237
- Agency fee
- −€246,370
- Plusvalía
- −€12,500
- Capital gains tax
- −€226,169
- Mortgage repayment
- −€1,066,436
- Net proceeds
- €2,520,761
For a non-resident seller, the buyer withholds 3% of the price (€122,167) and pays it to the tax office. You get it back, or it is set against your capital gains tax. It is a timing item, not a cost.
Purchase costs
- Transfer tax (11.0%)
- €275,000
- Notary & land registry
- €7,500
- Lawyer (incl. VAT)
- €30,250
- Mortgage set-up (valuation, gestoría)
- €900
- Total purchase costs
- €313,650
- Down payment
- €1,000,000
- Mortgage amount
- €1,500,000
- Total cash needed
- €1,313,650