Sorello Guides

San Fernando: purchase costs and the yearly bill

The appraised average of 1.951,2 €/m² is close to the ordinary Spanish level. Almost nothing here is a second home: 11,84 % of dwellings are not somebody's main residence. San Fernando is one of the larger municipalities of Cádiz, with a housing stock too varied to describe by a single average.

The one-off cost at signing

The Andalusia rate is 7 %, around the middle of the Spanish range. The Andalusia transfer tax applies to resale purchases in San Fernando; a new build is charged VAT and stamp duty instead.

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

Put beside its neighbours

Compared with the rest of Cádiz in this guide, it sits highest on urban property-tax rate.

Measured against the whole batch, that population sits in the band just inside the top fifth.

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

Against every municipality in this guide, its count of registered residential units lands in the top quarter.

Of the Cádiz municipalities covered here, this one comes sixth highest on total dwelling stock.

How it ranks

Put beside the rest of the country, its number of appraisals behind the average belongs to the band just inside the top fifth.

Take Cádiz alone: among the municipalities here, its premium a new build commands over an older home is the second lowest.

Over the whole guide, the number of urban cadastral units recorded here falls within the band just below the top quarter.

On share of dwellings that are not a main residence it is the lowest of the Cádiz municipalities this guide covers.

Taking every municipality covered here together, the year of the last cadastral revision is in the bottom quarter.

Put beside its neighbours

Within Cádiz, that is the sixth highest number of notarised home sales among the municipalities this guide covers.

Put beside the rest of the country, its appraised value of a home under five years old belongs to the fourth-cheapest twentieth.

Line the Cádiz municipalities in this guide up by share of the urban register that is housing and this one is the fourth lowest.

Against every municipality in this guide, its average cadastral value per home lands in the third-cheapest twentieth.

A stock of homes people actually live in

Only 11,84 % of San Fernando dwellings are not somebody's main home, so the market is driven by people who live here.

The whole stock came to 39.564 dwellings at the census.

Only 10,93 % of main homes in San Fernando are rented, so the resale market is where households move.

What the market looks like

New and old are appraised at much the same level, 1.996,1 €/m² against 1.950,0 €/m².

The figure comes from 335 appraisals in the quarter.

The average appraisal in San Fernando is 1.951,2 €/m², an ordinary Spanish level.

A cadastral register left untouched for decades

The construction tax is 4 %, the statutory maximum, which matters if you plan to renovate.

San Fernando last revalued its cadastre in 1999, so today's rate is charged on a base from another era — the revision risk is real.

Owning it: the annual charge

Rural land is charged at 0,35 %, which is nominal.

A cadastral value of 43.297 € per residential unit keeps the San Fernando bill modest whatever the rate.

San Fernando applies 0,988 % to urban property, close to the statutory ceiling.

The arithmetic is 180.000 € at 0,988 %, or 1.778 € 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.

How many homes change hands

1.053 home sales went through the notaries in San Fernando in the year — a quiet market.

With 39.115 residential units on the register, that is moderate turnover of the existing stock.

Fourth quarter was the busiest quarter and First quarter the thinnest, but the spread was mild.

Notarised home sales by quarter, 2025
QuarterSales
First quarter242
Second quarter242
Third quarter256
Fourth quarter313

Related guides

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