Sorello Guides

El Puerto de Santa María: purchase costs and the yearly bill

El Puerto de Santa María is one of the larger municipalities of Cádiz, with a housing stock too varied to describe by a single average. An appraised average of 2.495,7 €/m² puts this above the national middle. Roughly a third of dwellings, 33,8 %, are not a main residence.

The one-off cost at signing

On a El Puerto de Santa María resale the Andalusia transfer tax is the single largest item after the price itself. The Andalusia rate is 7 %, around the middle of the Spanish range.

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

How it compares

Ranked against its neighbours in Cádiz, it holds the lowest premium a new build commands over an older home of the group.

Against every municipality in this guide, its total dwelling stock lands in the band just inside the top fifth.

Within Cádiz, that is the second highest share of the urban register that is housing among the municipalities this guide covers.

Nationally, that count of registered residential units falls in the band just inside the top fifth.

Among the Cádiz towns and cities covered here, it records the lowest year of the last cadastral revision.

Against the rest of the province

Put beside the rest of the country, its population belongs to the band just inside the top fifth.

Compared with the rest of Cádiz in this guide, it sits fifth highest on number of notarised home sales.

Country-wide, that number of urban cadastral units is one of the top quarter.

Set against the other Cádiz municipalities in this guide, it has the second highest average cadastral value per home.

Measured against the whole batch, that average cadastral value per home sits in the band just inside the top fifth.

How it compares

Judged only against Cádiz, the number of appraisals behind the average here is the fourth highest in the guide.

Set the national range end to end and this share of dwellings that are not a main residence lands in the seventeenth twentieth from the bottom.

Take Cádiz alone: among the municipalities here, its urban property-tax rate is the fifth lowest.

Against every municipality in this guide, its appraised value of a home under five years old lands in the eighth twentieth from the bottom.

The shape of the housing stock

Almost the whole register is housing: 46.221 residential units out of 64.231 urban ones.

In El Puerto de Santa María, 33,8 % of dwellings are not a main home, enough for holiday demand to matter without dominating.

The whole stock came to 49.077 dwellings at the census.

The pace of sales

Sales clustered in Second quarter and thinned in Third quarter, the ordinary Spanish seasonal pattern.

El Puerto de Santa María saw 1.311 notarised home sales over the year, a steady rate for its population.

With 46.221 residential units on the register, that is moderate turnover of the existing stock.

Notarised home sales by quarter, 2025
QuarterSales
First quarter342
Second quarter355
Third quarter260
Fourth quarter354

A cadastral register left untouched for decades

El Puerto de Santa María last revalued its cadastre in 1994, so today's rate is charged on a base from another era — the revision risk is real.

Building work is taxed at 3,98 %, near the top of what town halls may charge.

Appraised values and what they imply

Unusually, homes under five years old are appraised lower than older ones, 2.257,1 €/m² against 2.502,0 €/m², which usually means the new stock sits further out.

At 2.495,7 €/m², El Puerto de Santa María appraisals sit above the national middle.

The figure comes from 339 appraisals in the quarter.

What the town hall charges every year

El Puerto de Santa María sets its urban IBI at 0,734 %, a little above what most town halls charge.

At 82.135 € per dwelling, the El Puerto de Santa María cadastral base is high enough that the rate matters.

The rural rate of 0,771 % is unusually close to the urban one.

The arithmetic is 180.000 € at 0,734 %, or 1.322 € a year — on a register so old that the rate tells you little about the eventual bill.

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.

Related guides

Sources and licences