I recently decided to sell my apartment in Madrid, and over the past few months, I’ve navigated through numerous procedures, encountered some pitfalls, and gained valuable experience that I’d like to share with you. I hope this helps anyone in a similar situation.
Pre-Sale Preparation
First things first: selling a house in Spain isn’t as simple as posting an ad. You’ll need to prepare a stack of documents: escritura de propiedad, cédula de habitabilidad, certificado energético, recent IBI tax bills, community fee payment certificates, and more. If your energy certificate has expired for your Madrid property, you’ll need to apply for a new one, which costs approximately 150-300 euros depending on the property size.
I lost nearly three weeks because my energy certificate had expired. I recommend starting to gather these materials at least a month in advance to avoid last-minute rushes. Also, finding a reliable gestor will save you a lot of hassle—it costs money but is definitely worth it.
Pricing Strategy
Regarding pricing, my advice is to research listing and closing prices of similar properties in the area. Idealista and Fotocasa are excellent platforms for reference. Madrid’s neighborhoods vary significantly—Salamanca and Chamberí can command prices 30-40% higher than peripheral areas.
Here’s a breakdown of average prices in Madrid’s main districts for 2025:
| District | Average Price (€/m²) | Change |
|---|
| Salamanca | 5800-6500 | +3.2% |
| Chamberí | 5200-5900 | +2.8% |
| Retiro | 5000-5600 | +2.5% |
| Carabanchel | 2800-3400 | +1.9% |
| Usera | 2400-2900 | +1.5% |
Choosing Your Sales Channel
I tried three approaches: finding buyers directly, using an agent, and listing on online platforms myself. Finding buyers directly was basically abandoned because it’s incredibly difficult to find the right match. I ultimately chose an agent—despite the 3-5% commission, their professional handling of procedures is worth it, and they help filter out unreliable viewers when dealing with older Madrid properties.
Important Tax Reminders
The main taxes when selling are plusvalía municipal and potential capital gains tax. The former is calculated based on ownership duration and cadastral value, while the latter depends on your profit. If this is your primary residence and you’ve owned it for over three years, those 65 and older are exempt from capital gains tax. In my case, all taxes and fees totaled about 8% of the sale price—make sure to budget for this in advance.
Signing and Handover
When signing the escritura de compraventa at the notary’s office, both buyer and seller, the notary, and possibly the best properties and neighborhoods in Madrid bank representatives will be present. The entire process takes about an hour, with the notary reading through the contract clause by clause. After signing, make sure to get copies of all documents, especially proof of mortgage cancellation.
Payment is typically made via bank transfer, arriving the same day or within a few days. When handing over keys, I recommend creating an inventory list detailing all fixtures and equipment in the property, with both parties signing for confirmation to avoid future disputes. I’ve seen cases where a broken oven led to weeks of arguments.
The entire process takes approximately 2-4 months, depending on various factors. Patience is key—don’t let minor setbacks affect your mood. Wishing everyone a smooth transaction!
