Tool 04 · Killer differentiator · Free
What does Marbella property actually cost you in tax?
Under the 1971 Spain-NL treaty, your Spanish property is functionally tax-sheltered from Dutch Box-3. Side-by-side: NL cash vs NL stocks vs Spanish RE.
Inputs
Annual saving vs. holding the same value as NL cash
+€10,178
Effectively, the 1971 Spain–NL treaty exempts the Spanish property from Box-3 with progression — saving 1.27% of the property value every year.
Annual tax burden — 3 scenarios
Same €1,000,000 portfolio across all 3. NL cash + stocks taxed by Dutch Box-3 with progressive deemed-return rates. Spanish RE uses 1971 treaty: Spanish IRNR + IBI + wealth tax; Dutch Box-3 still calculates but treaty-offsets the Spanish portion (voorkomingsregeling).
Spanish RE — annual tax composition
- IRNR rental (19% on net rental income)
- €5,130
- IRNR imputed (cadastral × 1.1% × 19% × non-rented %)
- €472
- IBI (~0.5% of cadastral value)
- €1,500
- ITSGF (wealth tax >€3M)
- €0
- NL Box-3 (after treaty voorkoming)
- €1,858
- Total annual tax
- €8,960
Dutch Box-3 calculation
- Box-3 base (after €114000 heffingsvrij)
- €386,000
- Box-3 tax (forfait 6% × 36%)
- €8,338
- Treaty voorkoming (Spanish share)
- −€6,480
- Box-3 net payable
- €1,858
V1 simplified — uses headline 2026 Dutch Box-3 rates + Spanish IRNR/IBI/wealth-tax brackets. Treaty voorkoming applies proportionally to the Spanish-real-estate share of total Box-3 base. For high-stakes decisions, validate with a Dutch belastingadviseur familiar with the 1971 Spain-NL DTA.
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