{"id":12064,"date":"2026-01-15T09:22:01","date_gmt":"2026-01-15T06:22:01","guid":{"rendered":"https:\/\/alegria-realestate.com\/?p=12064"},"modified":"2026-01-17T20:41:52","modified_gmt":"2026-01-17T17:41:52","slug":"taxes-on-sale-of-real-estate-in-spain","status":"publish","type":"post","link":"https:\/\/alegria-realestate.com\/cs\/articles\/taxes-on-sale-of-real-estate-in-spain","title":{"rendered":"Dan\u011b z prodeje nemovitosti ve \u0160pan\u011blsku"},"content":{"rendered":"<p>Prodej nemovitosti ve \u0160pan\u011blsku s sebou nese danove povinnosti, ktere se mohou lisit podle obce a autonomniho spolecenstvi. Jednim z klicovych aspektu, ktere je potreba pri planovani transakce zvazit, je mozny kapitalovy zisk a jeho zdaneni: dan z prijmu fyzickych osob IRPF (pro danove rezidenty Spanelska) nebo dan z prijmu nerezidentu IRNR (pro danove nerezidenty). Prodejce nemovitosti ve Spanelsku take plati obecni dan z narustu hodnoty mestskych pozemku IIVTNU (Plusvalia municipal). Pri vypoctu dani se zohlednuje mnoho faktoru: doba vlastnictvi, kupni a prodejni cena, status vlastnika, vek vlastnika, mistni danove ulevy a odpocty a mnoho dalsiho. V takove situaci muze pomoci zkuseny realitni makler nebo danovy poradce. V tomto clanku se podivame na klicove body u kazde dane, ktere pomohou pochopit, jak se vypocet provadi a na co je potreba byt pripraven.<\/p>\n<h2 id=\"capital-gain\">Kapitalovy zisk pri prodeji nemovitosti ve Spanelsku<\/h2>\n<p>Kapitalovy zisk je rozdil mezi castkou zaplacenou za nemovitost pri koupi (porizovaci cena) a castkou ziskanou pri jejim prodeji (prodejni cena).<\/p>\n<p>Obvykle mohou rezidenti i nerezidenti pri stanoveni kapitaloveho zisku zohlednit dane a naklady souvisejici s koupi, prodejem nebo zlepsenim nemovitosti. Mezi tyto naklady patri mimo jine provize realitni kancelare a notare, dan Plusvalia, dan z prevodu nemovitosti ITP nebo DPH (IVA), kolkova dan IAJD, poplatek za zapis do katastru\/registru nemovitosti, stejne jako naklady na prace zvysujici hodnotu nemovitosti, potvrzene fakturami. V poslednim pripade se nezohlednuji vydaje na beznou udrzbu nebo standardni opravy.<\/p>\n<h2 id=\"irpf\">Dan z prijmu fyzickych osob IRPF<\/h2>\n<p>Pro vypocet IRPF pri prodeji bydleni je nutne vzit v uvahu nasledujici faktory:<\/p>\n<ul>\n<li>Porizovaci cena a prodejni cena. Kapitalovy zisk \u2013 danovy zaklad \u2013 se, jak jsme uvedli vyse, vypocitava jako rozdil mezi prodejnim a kupnim cenou nemovitosti. Je povoleno odecist nektere dane a naklady.<\/li>\n<li>Doba vlastnictvi v pripade hlavniho bydleni. Pokud se prodava hlavni bydleni, ma prodejce narok na danovou ulevu. Je potreba dolozit, ze v dane nemovitosti bydlel alespon tri roky, a ze castka ziskana prodejem bude znovu reinvestovana do noveho hlavniho bydleni. Pokud budou vsechny prostredky z prodeje pouzity na koupi noveho bydleni (i kdyz byla transakce ziskova, tedy vznikl kapitalovy zisk), bude sleva na dani 100%. Pokud bude reinvestovana jen cast castky, velikost slevy se vypocita pomerne. Je take dulezite splnit dalsi podminky: nove hlavni bydleni musi byt porizeno do dvou let od prodeje predchoziho a je nutne v nem trvale bydlet alespon jeden rok (potvrzuje se prihlasenim k pobytu). Pokud se prodava hypotekou zatizene hlavni bydleni a pri transakci dojde k doplaceni zbyvajiciho dluhu, zohlednuje se to pri vypoctu reinvestice.<\/li>\n<li>Slevy a odpocty podle veku. Pokud sve hlavni bydleni prodava vlastnik starsi 65 let, je od dane osvobozen bez ohledu na to, zda ma zisk a zda reinvestuje prostredky do noveho bydleni. Pokud vlastnik starsi 65 let prodava nemovitost, ktera neni hlavnim bydlenim, muze narokovat osvobozeni od dane v pripade, ze budou ziskane prostredky pouzity jako dozivotni renta.<\/li>\n<li>Plusvalia. Tuto dan je take nutne pri prodeji zohlednit, protoze ovlivnuje vypocet danoveho zakladu. Nize ji probereme podrobne.<\/li>\n<\/ul>\n<p>Pokud tedy vznikl kapitalovy zisk a nedochazi k reinvestici do noveho hlavniho bydleni, IRPF se vypocitava podle progresivni sazby:<\/p>\n<ul>\n<li>Do 6.000 \u20ac \u2013 19 %<\/li>\n<li>Od 6.000 do 50.000 \u20ac \u2013 21 %<\/li>\n<li>Od 50.000 do 200.000 \u20ac \u2013 23 %<\/li>\n<li>Od 200.000 do 300.000 \u20ac \u2013 27 %<\/li>\n<li>Od 300.000 \u20ac vyse \u2013 30 %<\/li>\n<\/ul>\n<h2 id=\"irnr\">Dan z prijmu nerezidentu IRNR<\/h2>\n<p>Vyse popsana dan z prijmu fyzickych osob ve Spanelsku se plati u danovych rezidentu. Nerezidenti maji podobnou dan \u2013 <a href=\"https:\/\/alegria-realestate.com\/cs\/articles\/taxation-in-spain-for-non-residents\">IRNR<\/a>. Pro vypocet kapitaloveho zisku se pouziva stejny vzorec:<\/p>\n<p>Prodejni cena \u2013 (Kupni cena + zlepseni + odectitelne naklady a dane) = Kapitalovy zisk<\/p>\n<p>Na rozdil od danove rezidentni dane se prijmy nerezidentu z prodeje nemovitosti zda\u0148uji pevnou sazbou: 19%.<br \/>\nDanova sleva ve vysi 50% je stanovena pro vlastniky, kteri poridili nemovitost v kratkem obdobi od 12. kvetna 2012 do 31. prosince 2012, avsak za podminky, ze transakce v roce 2012 neprobehla mezi blizkymi pribuznymi (az do druheho stupne pribuznosti).<\/p>\n<p>Pro danove rezidenty zemi Evropske unie, Islandu, Norska a Lichtenstejnska, tedy zemi, se kterymi Spanelsko sdili danove informace, kteri prodavaji sve hlavni bydleni ve Spanelsku, je take stanovena uleva za reinvestici. Kapitalovy zisk z transakce muze byt osvobozen od IRNR, pokud bude cela castka reinvestovana do koupe noveho hlavniho bydleni ve Spanelsku. Pri reinvestici jen casti castky se uleva vypocita pomerne.<\/p>\n<p>A jeste jeden dulezity bod: pokud je prodejce nemovitosti ve Spanelsku nerezident, je kupujici povinen srazit 3% z ceny transakce. Tato castka neni samostatnou dani, ale predstavuje zalohovou platbu na dan z prijmu nerezidentu IRNR. Kupujici musi srazene 3% odvest danovym organum do jednoho mesice od data transakce podanim priznani na formulari 211. Kopie dokumentu se zasila prodejci, ktery musi do tri mesicu podat priznani na formulari 210 pro konecny vypocet dane s ohledem na zisk nebo ztratu z transakce:<\/p>\n<ul>\n<li>Pokud je puvodne srazena castka (3%) nizsi nez skutecne vypoctena dan, prodejce musi doplatit rozdil.<\/li>\n<li>Pokud prodejce utrpel ztratu nebo je vypoctena dan nizsi nez srazene 3%, muze pozadat o vraceni preplatku prostrednictvim priznani na formulari 210.<\/li>\n<\/ul>\n<h2 id=\"iivtnu\">Obecni dan z narustu hodnoty mestskych pozemku (IIVTNU)<\/h2>\n<p>Misto oficialniho dlouheho nazvu teto dane se casteji pouziva kratsi oznaceni: Plusvalia municipal nebo jednoduse Plusvalia. Protoze jde o obecni dan, sazby, ulevy a moznosti splatek stanovi mistni samosprava. Pro vypocet dane se pouzivaji dve metody:<\/p>\n<ul>\n<li>Metoda objektivniho oceneni s pouzitim koeficientu.<\/li>\n<li>Metoda realneho oceneni skutecneho zisku.<\/li>\n<\/ul>\n<p>Dan se vztahuje pouze na narust hodnoty pozemku, nikoli na hodnotu samotne stavby. Pokud vezmete potvrzeni o dani z nemovitosti <a href=\"https:\/\/alegria-realestate.com\/cs\/articles\/ibi-tax-in-spain\">IBI<\/a>, ktera se pocita z katastralni hodnoty objektu, muzete si vsimnout, ze se v nem uvadeji dve castky: hodnota pozemku a hodnota stavby. Pro vypocet Plusvalia se bere v uvahu pouze prvni hodnota.<\/p>\n<p>Metoda objektivniho oceneni predpoklada, ze radnice pro vypocet narustu hodnoty pozemku pouzije katastralni hodnotu pozemku v okamziku koup\u011b a aplikuje na ni koeficient. Koeficient pak zavisi na poctu let vlastnictvi nemovitosti. Na celostatni urovni jsou stanovene maximalni koeficienty, ktere se v soucasnosti pohybuji v rozmezi od 0,09 do 0,40%. Kazda obec je vsak muze podle sveho uvazeni snizit. V roce 2026 planuje vlada koeficienty zvysit, ale prijaty dekret-zakon ceka na konecne schvaleni v Kongresu a k zacatku ledna jeste nevstoupil v platnost.<\/p>\n<p>Metoda realneho oceneni predpoklada vypocet tak, ze se od hodnoty odcizeni (prodeje) odecte porizovaci hodnota pozemku.<\/p>\n<p>Na danovy zaklad vypocteny jednou z metod se aplikuje sazba. Na celostatni urovni je stanoveno, ze nesmi presahnout 30%.<\/p>\n<p>Metoda objektivniho oceneni se pouziva standardne. Pokud chce prodejce pouzit metodu realneho oceneni, musi o tom informovat notare v okamziku podpisu transakce. Doporuceni pro volbu metody:<\/p>\n<ul>\n<li>Pokud hodnota pozemku vyrazne vzrostla \u2013 metoda objektivniho oceneni.<\/li>\n<li>Pokud byl narust minimalni nebo hodnota klesla \u2013 metoda realneho oceneni.<\/li>\n<\/ul>\n<p>Pokud k narustu hodnoty pozemku nedoslo nebo je prodej ztratovy, dan se nevybira.<\/p>\n<p>Pokud je prodejce nemovitosti ve Spanelsku fyzicka osoba\u2013nerezident, povinnost srazit a odvest castku dane do mistniho rozpoctu prechazi na kupujiciho. V praxi se vypoctena castka Plusvalia obvykle strhava z kupni ceny soucasne se srazkou 3% na IRNR a plati se do 30 kalendarnich dnu. Mnoho obci stanovuje ulevy na tuto dan, ktere mohou byt od 50 do 95%.<\/p>\n<h2 id=\"ibi\">Dan z nemovitosti<\/h2>\n<p>IBI \u2013 rocni dan z nemovitosti \u2013 nesouvisi primo s kupi a prodejem. V okamziku transakce na ni nesmi byt zadny dluh, protoze notar povinne vyzada posledni uhrazeny doklad. Poplatnikem dane je osoba uvedena v registru nemovitosti k 1. lednu daneho roku jako vlastnik. Zakon vsak umoznuje rozdelit castku dane mezi prodejce a kupujiciho za rok, ve kterem dochazi k prevodu vlastnickeho prava, a to pomerne podle doby vlastnictvi. Souhlas stran musi byt uveden ve smlouve o rezervaci.<\/p>\n<h2 id=\"mistakes\">Typicke chyby pri prodeji nemovitosti ve Spanelsku<\/h2>\n<p>K vyssim danim a zdrazeni prodeje obvykle vedou nasledujici chyby:<\/p>\n<ul>\n<li>Chybejici faktury za renovacni prace, ktere predstavuji zlepseni bydleni.<\/li>\n<li>Zamena bezne udrzby a zlepseni: ne vsechny vydaje zvysuji porizovaci cenu a lze je zohlednit pri vypoctu dani. Mezi zlepseni patri prace na zakladech, fasadach, inzenyrskych sitich, elektroinstalace, instalaterske a plynarenske prace, prace na zvyseni ekologickych parametru bydleni, zvyseni energeticke ucinnosti, tepelne izolace, instalace systemu vytapeni a chlazeni apod.<\/li>\n<li>Nedostatecne danove planovani a nevyuziti vsech moznych ulev a odpoctu.<\/li>\n<\/ul>\n<section class=\"cta-block\" aria-label=\"call-to-action\">\n<h3>Potrebujete pomoc s transakci ve Spanelsku?<\/h3>\n<ul>\n<li><a href=\"https:\/\/alegria-realestate.com\/cs\/service\/mortgage-in-spain\">Hypoteka ve Spanelsku<\/a> \u2013 priprava dokumentu a doprovod.<\/li>\n<li><a href=\"https:\/\/alegria-realestate.com\/cs\/services\">Sluzby Alegria<\/a> \u2013 kompletni servis podle vasich potreb (nemovitosti, banky, dokumenty).<\/li>\n<li><a href=\"https:\/\/alegria-realestate.com\/cs\/sale\">Katalog nemovitosti ve Spanelsku<\/a> \u2013 vyber objektu podle vaseho pozadavku.<\/li>\n<\/ul>\n<\/section>\n<section class=\"related-links\" aria-label=\"related-links\">\n<h3>Ctete take<\/h3>\n<ul>\n<li><a href=\"https:\/\/alegria-realestate.com\/cs\/articles\/ibi-tax-in-spain\">Dan IBI ve Spanelsku<\/a><\/li>\n<li><a href=\"https:\/\/alegria-realestate.com\/cs\/articles\/expenses-and-taxes-when-buying-a-home\">Naklady a dane pri koupi bydleni ve Spanelsku v roce 2026<\/a><\/li>\n<\/ul>\n<p><small><strong>Disclaimer:<\/strong> Informace nejsou pravnim ani danovym poradenstvim. Nejde o verejnou nabidku.<\/small><\/p>\n<\/section>\n<p><\/p>","protected":false},"excerpt":{"rendered":"<p>Prodej nemovitosti ve \u0160pan\u011blsku s sebou nese danove povinnosti,\u2026<\/p>\n","protected":false},"author":1,"featured_media":12065,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1,73],"tags":[],"class_list":["post-12064","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-articles","category-property-in-spain"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Dan\u011b p\u0159i prodeji nemovitosti ve \u0160pan\u011blsku: kompletn\u00ed pr\u016fvodce 2026<\/title>\n<meta name=\"description\" content=\"Co plat\u00edte v roce 2026: da\u0148 z kapit\u00e1lov\u00e9ho zisku (IRPF\/IRNR), obecn\u00ed Plusval\u00eda, odpo\u010dty a osvobozen\u00ed (hlavn\u00ed bydli\u0161t\u011b, reinvestice), 3% sr\u00e1\u017eka pro nerezidenty, uznateln\u00e9 n\u00e1klady, lh\u016fty a formul\u00e1\u0159e podle region\u016f \u2013 s p\u0159\u00edklady v\u00fdpo\u010dtu.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/alegria-realestate.com\/cs\/wp-json\/wp\/v2\/posts\/12064\" \/>\n<meta property=\"og:locale\" content=\"cs_CZ\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Dan\u011b p\u0159i prodeji nemovitosti ve \u0160pan\u011blsku: kompletn\u00ed pr\u016fvodce 2026\" \/>\n<meta property=\"og:description\" content=\"Co plat\u00edte v roce 2026: da\u0148 z kapit\u00e1lov\u00e9ho zisku (IRPF\/IRNR), obecn\u00ed Plusval\u00eda, odpo\u010dty a osvobozen\u00ed (hlavn\u00ed bydli\u0161t\u011b, reinvestice), 3% sr\u00e1\u017eka pro nerezidenty, uznateln\u00e9 n\u00e1klady, lh\u016fty a 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