Sorello Guides

Buying and owning a home in Sanlúcar de Barrameda

Roughly a third of dwellings, 26,76 %, are not a main residence. Sanlúcar de Barrameda is large enough for several distinct sub-markets to exist inside one Cádiz municipality. The appraised average of 2.083,2 €/m² is close to the ordinary Spanish level.

The one-off cost at signing

The Andalusia transfer tax applies to resale purchases in Sanlúcar de Barrameda; a new build is charged VAT and stamp duty instead. 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

Put beside its neighbours

Within Cádiz, that is the second highest urban property-tax rate among the municipalities this guide covers.

Set the national range end to end and this rural property-tax rate lands in the dearest twentieth of them all.

Among the Cádiz towns and cities covered here, it records the sixth lowest total dwelling stock.

Over the whole guide, the population recorded here falls within the band just below the top quarter.

Take Cádiz alone: among the municipalities here, its share of the urban register that is housing is the fifth lowest.

How it ranks

Set the national range end to end and this count of registered residential units lands in the band just below the top quarter.

Compared with the rest of Cádiz in this guide, it sits fourth lowest on year of the last cadastral revision.

Against every municipality in this guide, its number of urban cadastral units lands in the thirteenth twentieth from the bottom.

Of the Cádiz municipalities covered here, this one comes fourth lowest on number of notarised home sales.

Against every municipality in this guide, its appraised value of an older home lands in the eighth twentieth from the bottom.

Put beside its neighbours

Compared with the rest of Cádiz in this guide, it sits sixth lowest on average cadastral value per home.

Over the whole guide, the average cadastral value per home recorded here falls within the band just above the bottom quarter.

Line the Cádiz municipalities in this guide up by premium a new build commands over an older home and this one is the second highest.

Across the country, the appraised value of a home under five years old here belongs to the band just below the middle.

Owning it: the annual charge

The typical Sanlúcar de Barrameda home is on the register at 50.960 €, below the national middle.

Sanlúcar de Barrameda applies 0,98 % to urban property, close to the statutory ceiling.

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

The arithmetic is 180.000 € at 0,98 %, or 1.764 € 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.

A cadastral register left untouched for decades

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

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

What the market looks like

The average appraisal in Sanlúcar de Barrameda is 2.083,2 €/m², an ordinary Spanish level.

The figure comes from 215 appraisals in the quarter.

The premium for new build is clear: 2.418,1 €/m² against 2.072,6 €/m² for anything older.

The shape of the housing stock

In Sanlúcar de Barrameda, 26,76 % of dwellings are not a main home, enough for holiday demand to matter without dominating.

Almost the whole register is housing: 32.556 residential units out of 48.846 urban ones.

In total the census recorded 34.536 dwellings.

The pace of sales

Sanlúcar de Barrameda saw 937 notarised home sales over the year, a steady rate for its population.

With 32.556 residential units on the register, that is moderate turnover of the existing stock.

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

Notarised home sales by quarter, 2025
QuarterSales
First quarter220
Second quarter284
Third quarter201
Fourth quarter232

Related guides

Sources and licences