The sale of a property between private individuals in Barcelona represents an opportunity to maximize your profits and maintain total control over the process. However, handling the marketing, navigating the complex web of procedures, mandatory documentation, and legal processes can be overwhelming without the guidance of a professional.
Some owners opt for this route to avoid the commissions of real estate agencies, which can represent a considerable saving on the final sale price; however, it entails some risks that can ultimately be much more costly.
This guide will provide you with a step-by-step journey, from the specific mandatory documentation in Catalonia to the pricing strategies that work in Barcelona’s current market.
Key points
- Mandatory documentation: Before listing, it is vital to gather the property registry note, the energy performance certificate (EPC), the certificate of occupancy, and the building aptitude certificate (ITE) if the building is 45 years or older.
- Preparation and price: Home staging and professional photography are not optional. The price must be set with a comparative market analysis (CMA), a crucial step detailed in our property valuation guide.
- Legal process: The sale is sealed with a deposit contract and culminates in the signing of the deed before a notary. Verifying the buyer’s solvency is crucial.
- Taxes: You will need to pay the municipal capital gains tax and personal income tax (IRPF) on the capital gain. If you are a non-resident, the buyer must withhold 3% of the sale price.
Mandatory documentation: Certificates you need before listing your apartment
Title and encumbrance documents
The property registry note is your first essential document. This certificate from the property registry officially proves you are the legitimate owner and details any encumbrances (mortgages, liens) on the property.
The property deeds They must be updated, meaning that any modification or extension (such as closing a porch) made to the property must have been declared before the sale.
Energy and occupancy certificates specific to Catalonia
The energy performance certificate (EPC) is mandatory for both marketing and completing the sale. Without it, you cannot legally list your property on portals.
The certificate of occupancy is a specific requirement in Catalonia. It certifies that your home meets the minimum habitability standards set by the Generalitat. While exceptions exist, most buyers and banks require it.
Technical building inspection (ITE)
In Catalonia, buildings 45 years old or older must pass the ITE (Technical building inspection) to obtain the certificate of aptitude from the generalitat. Before making the sale, ensure that the community of owners has completed this procedure.
Expense and debt documentation
You will need the latest real estate tax (IBI) receipts and the community debt certificate. This last document, issued by the building administrator, certifies you have no outstanding payments to the community.
Strategic property preparation: Maximize value with smart investments
High-return-on-investment (ROI) repairs
Certain improvements offer an exceptional ROI. The most effective include:
- Renewing faucets and re-grouting tiles.
- Improving lighting.
- Applying a fresh coat of neutral-colored paint.
Kitchens and bathrooms are the priority spaces where buyers make decisions. A focused investment here can significantly accelerate the sale.
Home staging techniques
The 30-40% rule: Remove 30-40% of your personal items to depersonalize the space and create a sense of openness. Add soft textiles and plants to improve the first impression.
Professional photography and visual content
Professional photography is not optional in 2025. Properties with bright, wide-angle photos and a floor plan attract 67% more inquiries. Virtual tours and videos are especially valuable in Barcelona to attract international buyers and filter out unserious viewings.
Pricing and marketing strategy: Position your property for a quick sale
Comparative market analysis (CMA) in Barcelona
The right price from the start is fundamental. Setting the wrong price is one of the most common mistakes when selling an apartment. Use a CMA based on data from your micro-area, considering building quality, elevator, terrace, and condition. For a precise estimate, check our guide on what your Barcelona apartment is worth.
Pricing psychology
Set prices just below common search bands. For example, €599,000 instead of €610,000 to capture buyers filtering up to a €600,000 limit.
The first 14 days: A critical window
The first 14 days are decisive. If you don’t generate serious interest in this period, you must adjust your strategy (photos, description, or price) before the listing loses its “new” appeal.
Legal and contractual process: From offer to public deed
Managing offers and verifying buyers
When you receive a serious offer, it must be binding, including the offered price, a date to sign the arras contract (earnest money/deposit agreement), a maximum date for signing the public deed, and the items included with the property. Always ask if the purchase is cash or with financing.
If it is with financing, the buyer must have their own funds for the arras deposit amount and have a pre-approval from the bank to cover the total sale amount, including the purchase taxes.
The deposit contract
The arras contract sets the terms, deadlines, and penalties. It is highly recommended to have a lawyer draft or review it. It defines the deposit amount (typically €6,000-€12,000), the deadline for the final signature, and any special conditions (like mortgage approval).
Signing before the notary: The final step
The closing includes signing the deeds, transferring final payments, filling out tax forms, and handing over the keys. In Barcelona, well-managed sales typically close in 6-10 weeks from the offer.
Tax obligations: Key differences for residents and non-residents
Municipal capital gains tax
As the seller, you must pay this municipal tax on the increase in land value within 30 days following the signing. You can learn everything about its calculation in our guide to the municipal capital gains tax in Barcelona.
3% Retention for non-resident sellers
If you are not a tax resident in Spain, the buyer is legally obligated to withhold 3% of the sale price and pay it directly to the Spanish Tax Agency as a tax guarantee.
Capital gains tax (IRPF)
- Non-residents: Pay a flat 19% tax on the net profit.
- Tax residents: The gain is added to your personal income tax (IRPF) and taxed progressively (from 19% to 28%+).
- Deductible expenses: You can deduct sale-related costs (notary, lawyer fees, plusvalía tax, documented improvements) to reduce the taxable profit.
Mortgage cancellation
If you have an outstanding mortgage, you must formally cancel it with the notary and the property registry, which involves additional fees.
AUTANA Properties: Your professional ally for a secure sale
While the idea of saving on commissions is attractive, a private sale presents financial and legal risks that, if mismanaged, can completely wipe out that benefit.
The biggest danger isn’t the effort; it’s the cost of a mistake:
- Solvency risk: What happens if the buyer you’ve chosen fails to get financing after your apartment has been off the market for two months?
- Legal risk: Are you certain your deposit contract protects you if the buyer backs out, or that you have submitted all documentation (EPC, ITE, Cédula) correctly?
- Price risk: Setting the wrong price is the most common error. If you ask for too much, you “burn” the property and scare off buyers. If you ask for too little, you could lose far more money than you would have saved on commissions.
This is where an expert ally makes all the difference. At AUTANA Properties, we offer a 360º service that transforms those risks into security.
- Professional valuation: We conduct a thorough Comparative Market Analysis to ensure your starting price is optimal, protecting you from losses.
- High-Level marketing: We use professional photography and digital marketing to attract our network of qualified local and international buyers.
- Legal and document management: We vet every buyer’s solvency before the first viewing. We handle all the documentation (EPC, Cédula, Nota Simple) and prepare deposit contracts that legally protect you, guiding you all the way to the notary’s signature.
Our client-centric approach allows you to get the maximum benefit from your sale, but while eliminating the stress and costly risks of navigating the process alone.
Your final checklist for a successful sale
Selling your apartment in Barcelona can be a profitable process if you follow each step meticulously.
Final checklist:
- Complete documentation:
- Nota simple
- EPC
- Certificate of occupancy
- Community debt certificate.
- Property preparation:
- High-ROI repairs
- Home staging
- Professional photography.
- Commercial strategy:
- CMA-based price
- Multi-channel marketing.
- Legal sspects:
- Arras contract reviewed
- Buyer solvency checked
- Tax documentation organized.
Frequently asked questions about selling an apartment in Barcelona
What taxes are paid when selling an apartment in Barcelona?
When selling in Barcelona, you primarily pay two taxes: the municipal capital gains tax to the City Council, and the personal income tax (IRPF) to the Tax Agency on the capital gain. If you are a non-resident, a 3% retention will be applied, and you will pay a flat 19% tax on the profit.
How long does it take to sell an apartment in Spain?
While times vary, in a dynamic market like Barcelona in 2025, a well-prepared and correctly priced property usually generates serious interest in 2-4 weeks. The full process from a formal offer to the notary signing typically takes 6 to 10 weeks, depending on the buyer’s financing.
Is the certificate of occupancy mandatory for selling in Barcelona?
Yes, in Catalonia, the Certificate of Occupancy is a fundamental requirement. Most buyers, and especially banks providing mortgages, demand it to complete the transaction and ensure the home meets legal standards.
How much can I save by selling my apartment privately?
The main saving when selling privately is the agency commissions, which can be a significant percentage of the sale price. This can represent a direct saving, but it’s a risk that ultimately leads to other expenses.
