Net result if sold in year 10
−€98,002
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)
−6.6%
On your own money
Cash needed at purchase
€101,415
€297,946 incl. yearly shortfalls
Average net cash flow per year
−€19,653
After mortgage payments and tax
Gross yield 7.0%Net yield −5.4%
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
€79,600 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 | −€18,359 | €208,950 | €116,522 | €92,428 | €15,284 | −€24,645 | −€7,484 | −€1,514 | −€18,359 |
| 2 | −€18,628 | €219,398 | €113,529 | €105,869 | €15,666 | −€25,261 | −€7,484 | −€1,549 | −€18,628 |
| 3 | −€18,904 | €230,367 | €110,417 | €119,950 | €16,058 | −€25,893 | −€7,484 | −€1,585 | −€18,904 |
| 4 | −€19,186 | €241,886 | €107,182 | €134,704 | €16,459 | −€26,540 | −€7,484 | −€1,621 | −€19,186 |
| 5 | −€19,475 | €253,980 | €103,819 | €150,161 | €16,871 | −€27,204 | −€7,484 | −€1,659 | −€19,475 |
| 6 | −€19,772 | €266,679 | €100,321 | €166,358 | €17,292 | −€27,884 | −€7,484 | −€1,697 | −€19,772 |
| 7 | −€20,076 | €280,013 | €96,686 | €183,327 | €17,725 | −€28,581 | −€7,484 | −€1,736 | −€20,076 |
| 8 | −€20,388 | €294,014 | €92,905 | €201,108 | €18,168 | −€29,295 | −€7,484 | −€1,776 | −€20,388 |
| 9 | −€20,707 | €308,714 | €88,975 | €219,740 | €18,622 | −€30,028 | −€7,484 | −€1,818 | −€20,707 |
| 10 | −€21,035 | €324,150 | €84,888 | €239,262 | €19,088 | −€30,778 | −€7,484 | −€1,860 | −€21,035 |
| Total | −€196,531 | €171,232 | −€276,109 | −€74,840 | −€16,815 | −€196,531 |
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
- €324,150
- Agency fee
- −€19,611
- Plusvalía
- −€1,000
- Capital gains tax
- −€18,707
- Mortgage repayment
- −€84,888
- Net proceeds
- €199,943
For a non-resident seller, the buyer withholds 3% of the price (€9,725) 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 (9.0%)
- €17,910
- Notary & land registry
- €597
- Lawyer (incl. VAT)
- €2,408
- Mortgage set-up (valuation, gestoría)
- €900
- Total purchase costs
- €21,815
- Down payment
- €79,600
- Mortgage amount
- €119,400
- Total cash needed
- €101,415