Net result if sold in year 10
+€293,238
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)
3.4%
On your own money
Cash needed at purchase
€615,267
€886,437 incl. yearly shortfalls
Average net cash flow per year
−€27,117
After mortgage payments and tax
Gross yield 4.6%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
€468,000 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 | −€28,323 | €1,228,500 | €685,076 | €543,424 | €59,669 | −€36,531 | −€44,001 | −€7,460 | −€28,323 |
| 2 | −€28,070 | €1,289,925 | €667,481 | €622,444 | €61,161 | −€37,444 | −€44,001 | −€7,785 | −€28,070 |
| 3 | −€27,812 | €1,354,421 | €649,187 | €705,234 | €62,690 | −€38,381 | −€44,001 | −€8,120 | −€27,812 |
| 4 | −€27,548 | €1,422,142 | €630,166 | €791,976 | €64,257 | −€39,340 | −€44,001 | −€8,463 | −€27,548 |
| 5 | −€27,278 | €1,493,249 | €610,391 | €882,859 | €65,863 | −€40,324 | −€44,001 | −€8,817 | −€27,278 |
| 6 | −€27,003 | €1,567,912 | €589,830 | €978,082 | €67,510 | −€41,332 | −€44,001 | −€9,180 | −€27,003 |
| 7 | −€26,721 | €1,646,307 | €568,453 | €1,077,855 | €69,198 | −€42,365 | −€44,001 | −€9,553 | −€26,721 |
| 8 | −€26,434 | €1,728,623 | €546,227 | €1,182,396 | €70,928 | −€43,424 | −€44,001 | −€9,937 | −€26,434 |
| 9 | −€26,141 | €1,815,054 | €523,118 | €1,291,936 | €72,701 | −€44,510 | −€44,001 | −€10,331 | −€26,141 |
| 10 | −€25,841 | €1,905,807 | €499,092 | €1,406,715 | €74,518 | −€45,622 | −€44,001 | −€10,736 | −€25,841 |
| Total | −€271,170 | €668,495 | −€409,273 | −€440,012 | −€90,381 | −€271,170 |
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
- €1,905,807
- Agency fee
- −€115,301
- Plusvalía
- −€5,900
- Capital gains tax
- −€105,837
- Mortgage repayment
- −€499,092
- Net proceeds
- €1,179,676
For a non-resident seller, the buyer withholds 3% of the price (€57,174) 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%)
- €128,700
- Notary & land registry
- €3,510
- Lawyer (incl. VAT)
- €14,157
- Mortgage set-up (valuation, gestoría)
- €900
- Total purchase costs
- €147,267
- Down payment
- €468,000
- Mortgage amount
- €702,000
- Total cash needed
- €615,267