Sorello Guides

El Ejido: purchase costs and the yearly bill

El Ejido is one of the larger municipalities of Almería, with a housing stock too varied to describe by a single average. Roughly a third of dwellings, 27,99 %, are not a main residence. The average appraisal is 1.216,2 €/m², which is cheap by Spanish standards.

The one-off cost at signing

The Andalusia rate is 7 %, around the middle of the Spanish range. The transfer tax set by Andalusia is the one closing cost in El Ejido that nobody can negotiate.

Transfer tax on a resale purchase, at three illustrative prices
Purchase priceTransfer tax
200.000 €14.000 €
350.000 €24.500 €
600.000 €42.000 €

The three prices are round illustrative figures chosen to bracket the ordinary range, not measurements of this market.

The reduced rates, stamp duty and the deed checklist for Andalusia

A sense of scale

Compared with the rest of Almería in this guide, it sits highest on premium a new build commands over an older home.

Against every municipality in this guide, its number of notarised home sales lands in the seventeenth twentieth from the bottom.

Line the Almería municipalities in this guide up by year of the last cadastral revision and this one is the highest.

Across the country, the rural property-tax rate here belongs to the dearest twentieth of them all.

Among the Almería towns and cities covered here, it records the third highest population.

The comparison that matters

Set the national range end to end and this appraised value of an older home lands in the cheapest twentieth of them.

Judged only against Almería, the total dwelling stock here is the third highest in the guide.

Measured against the whole batch, that number of urban cadastral units sits in the top quarter.

Compared with the rest of Almería in this guide, it sits third highest on count of registered residential units.

Against every municipality in this guide, its number of appraisals behind the average lands in the band just inside the top fifth.

A sense of scale

Take Almería alone: among the municipalities here, its appraised value of a home under five years old is the lowest.

Measured against the whole batch, that urban property-tax rate sits in the seventeenth twentieth from the bottom.

Among the Almería towns and cities covered here, it records the second lowest appraised value per square metre.

Country-wide, that share of the urban register that is housing is one of the bottom quarter.

What homes are appraised at

New build commands 1.678,2 €/m² against 1.204,5 €/m² for older homes, a gap wide enough to be a different market.

The appraised average in El Ejido is 1.216,2 €/m², cheap enough that transaction costs are a large share of the total outlay.

The figure comes from 354 appraisals in the quarter.

The yearly bill, which is not small here

The 0,814 % urban IBI rate in El Ejido is high by Spanish standards.

The typical El Ejido home is on the register at 56.482 €, below the national middle.

Rural property is charged 1,16 %, which is steep for land.

On a cadastral value of 180.000 € the 0,814 % rate produces 1.465 € a year, and after a recent revaluation that figure is close to what a buyer will actually see.

The cadastral value in this example is a round illustrative figure, not the cadastral value of any particular property here. Ask for the last IBI receipt: it states the real one.

How active the market is

Fourth quarter carried far more deeds than Third quarter, so timing an offer against the calendar is worth something here.

Notaries in El Ejido recorded 1.948 home sales in the year, an active market.

38.299 residential units are registered, and a large slice of them turns over annually.

Notarised home sales by quarter, 2025
QuarterSales
First quarter483
Second quarter546
Third quarter341
Fourth quarter578

The shape of the housing stock

38.299 of 66.292 urban units are residential, a housing-led register.

In El Ejido, 27,99 % of dwellings are not a main home, enough for holiday demand to matter without dominating.

The whole stock came to 40.014 dwellings at the census.

The cadastral values were reset very recently

Building work is taxed at 3,6 %, near the top of what town halls may charge.

El Ejido revalued its cadastre in 2024, so the register still tracks reality and there is little revaluation risk to price in.

Related guides

Sources and licences