Net result if sold in year 10
−€58,321
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)
−2.3%
On your own money
Cash needed at purchase
€177,685
€409,947 incl. yearly shortfalls
Average net cash flow per year
−€23,226
After mortgage payments and tax
Gross yield 6.1%Net yield −2.5%
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
€140,000 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 | −€22,169 | €367,500 | €204,937 | €162,563 | €23,566 | −€30,210 | −€13,163 | −€2,362 | −€22,169 |
| 2 | −€22,388 | €385,875 | €199,674 | €186,201 | €24,155 | −€30,965 | −€13,163 | −€2,415 | −€22,388 |
| 3 | −€22,614 | €405,169 | €194,201 | €210,968 | €24,759 | −€31,740 | −€13,163 | −€2,470 | −€22,614 |
| 4 | −€22,844 | €425,427 | €188,511 | €236,916 | €25,378 | −€32,533 | −€13,163 | −€2,527 | −€22,844 |
| 5 | −€23,081 | €446,699 | €182,596 | €264,103 | €26,012 | −€33,346 | −€13,163 | −€2,584 | −€23,081 |
| 6 | −€23,323 | €469,033 | €176,445 | €292,589 | €26,663 | −€34,180 | −€13,163 | −€2,643 | −€23,323 |
| 7 | −€23,572 | €492,485 | €170,050 | €322,435 | €27,329 | −€35,035 | −€13,163 | −€2,704 | −€23,572 |
| 8 | −€23,827 | €517,109 | €163,401 | €353,708 | €28,013 | −€35,910 | −€13,163 | −€2,766 | −€23,827 |
| 9 | −€24,088 | €542,965 | €156,488 | €386,477 | €28,713 | −€36,808 | −€13,163 | −€2,830 | −€24,088 |
| 10 | −€24,355 | €570,113 | €149,301 | €420,812 | €29,431 | −€37,728 | −€13,163 | −€2,895 | −€24,355 |
| Total | −€232,262 | €264,019 | −€338,456 | −€131,627 | −€26,197 | −€232,262 |
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
- €570,113
- Agency fee
- −€34,492
- Plusvalía
- −€1,800
- Capital gains tax
- −€32,894
- Mortgage repayment
- −€149,301
- Net proceeds
- €351,626
For a non-resident seller, the buyer withholds 3% of the price (€17,103) 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%)
- €31,500
- Notary & land registry
- €1,050
- Lawyer (incl. VAT)
- €4,235
- Mortgage set-up (valuation, gestoría)
- €900
- Total purchase costs
- €37,685
- Down payment
- €140,000
- Mortgage amount
- €210,000
- Total cash needed
- €177,685