Buying & selling · · 12 min read
Llavely Opens Home Sales Across the Madrid Region: Sell for 2.5% + VAT, Only If You Sell
From today you can sell your home with Llavely anywhere in the Madrid region. You pay 2.5% + VAT of the price, in total, only if you sell and on the day you sign at the notary; everything else is included and done by us, from the valuation to the signing. Here is what it costs, with figures, what is included, how it works step by step, why buying is free and what the latest official data say about the Madrid market.
From today, Wednesday 21 October 2026, you can sell your home with Llavely anywhere in the Comunidad de Madrid (the Madrid region): in the city of Madrid and in any town or city across the region. The idea fits in one line, the same one that heads our website: “Sell your home. We do the rest.” You pay 2.5% + VAT of the sale price, in total, only if you sell and on the day of the notary signing. Everything else, from the valuation to the signing, is included and done by us.
In this article we tell you plainly: what it costs, with figures; what is included; how it works step by step; what happens if you want to buy; what we do if you have inherited a property; and what the latest official data say about the market in the Madrid region.
What Llavely is opening today, and where
Llavely’s sales service covers the whole Madrid region. As well as flats and penthouses, you can sell houses and detached homes, commercial premises, offices, garages and storage rooms, industrial units and land, on the same terms. Since 24 October, rentals have been open too, in the provinces of Madrid and Barcelona, free for tenants, landlords and agencies; in the rest of Spain there is a waiting list.
Behind it are more than 35 years in the property sector, lawyers specialising in sales and inheritances, and our own platform where seller and buyer can see at any moment where the deal stands. Always with a real person from Llavely on the other end.
What selling with Llavely costs
One single price: 2.5% of the sale price plus VAT, which in Spain is 21%. That is the total, not a part of it: we charge nothing for the valuation, the photos, the lawyer, “administration” or the paperwork. You pay nothing upfront and, if the home doesn't sell, you pay nothing at all. If it sells, you pay on the day of signing before the notary.
An example: if you sell a flat for €350,000, 2.5% is €8,750. With VAT (€1,837.50), you pay €10,587.50 in total. Put another way, including VAT the cost works out at 3.025% of the sale price. This table does the maths for other prices:
| Sale price | 2.5% | VAT (21%) | Total including VAT |
|---|---|---|---|
| €200,000 | €5,000 | €1,050 | €6,050 |
| €300,000 | €7,500 | €1,575 | €9,075 |
| €400,000 | €10,000 | €2,100 | €12,100 |
| €600,000 | €15,000 | €3,150 | €18,150 |
Calculation: sale price × 2.5%, plus 21% VAT on that amount. For any other price, multiply the price by 0.03025. Paid only if the home sells, on the day of signing before the notary.
The energy efficiency label shall be included in every offer, promotion and advertisement aimed at the sale or rental
Royal Decree 390/2021, article 15.2
What the 2.5% + VAT includes
- Valuation and pricing against the market, based on real sales in the area and how many buyers match each price.
- Professional photos, video and floor plan, without paying a photographer separately.
- Virtual tour: a walk through the floor plan with 360° photos of every room, so that only people who are a genuine fit come to see it.
- Listing the property and finding buyers.
- Screened buyers: we talk to each one (what they are looking for, when they want to buy and how they would pay) and check their ID before the viewing.
- We do the viewings, so you don't have to be on call.
- Specialised lawyers from start to finish: they review the nota simple (land registry extract), any charges and debts; they calculate the applicable taxes and costs before you decide; they draft the arras (deposit contract) and any special clauses needed; they review the deed and come with you in person to the notary.
- Your private seller portal, with every viewing and our opinion, the offers, the documents and a weekly summary.
- Anti-money-laundering checks, traceable payments and coordination with the notary.
- Questions answered throughout the process, by phone, by email or from your portal.
How it works, step by step
- Ask for your free valuation. You answer a few questions, in a minute, and see a price range on screen based on data from your neighbourhood.
- We call you and see your home. The visit lets us fine-tune the price. If it suits you, we sign the encargo de venta (sales agreement), the contract in which you ask us to sell the property and which sets out the term and conditions.
- We check that you are the owner. We do it with the nota simple (land registry extract) or with your purchase deed, and we check for any charges before showing the property.
- Photos, video, floor plan and virtual tour. We prepare everything so that your home looks its best from day one.
- We list the property and look for buyers. We also invite Llavely buyers whose profile matches your home to see it.
- We screen the buyers and do the viewings. We talk to each one and check their ID before showing your home. After every viewing we tell you in your portal how it went.
- You receive the offers and decide. Always in writing and within Llavely: you accept or reject them from your portal.
- Arras. Our lawyers draft the arras contract, the private agreement in which buyer and seller commit to the sale and the buyer pays a deposit, plus any special clauses needed.
- Notary. The lawyers review the deed before signing and come with you in person to the notary. On that day, and only then, you pay the 2.5% + VAT.
About offers: the buyer can make an offer without paying anything, which does not reserve the property, or an offer with a deposit of 1% of the price, which reserves it for 5 days while you decide. The deposit goes into a separate account. If you accept the offer, it counts as part of the arras; if you reject it, it is returned to the buyer in full.
Safety: who is who, and how payments are made
Before showing your home we check your identity and that you are the owner, using the nota simple or the purchase deed. The nota simple is a summary issued by the Registro de la Propiedad (Land Registry) with a description of the property, who owns it and what charges it has, in other words, what rights other people hold over it.
We do the same with buyers: we talk to each one and ask for their ID before they can view. By law, anyone who acts as an intermediary in a property sale must identify the parties and know where the funds come from; we ask for that before the reservation or the arras. It is reviewed by a person on our team, not a program, and is not shared with the other party.
All payments are made by bank transfer, standard or OMF, never in cash. An OMF (orden de movimiento de fondos) is an urgent transfer that goes through the Banco de España (Bank of Spain) system and reaches the destination account the same day. That way every payment leaves a record from start to finish.
Your private seller portal
From the moment we sign the sales agreement, you follow the sale from your portal, with no passwords: you get a link by email. There you can see:
- Where your sale stands and what comes next.
- How each viewing went, with our opinion.
- The offers, to accept or reject with one tap.
- Your documents, always to hand.
- A weekly summary in your inbox.
And we call you whenever there is something important. We do all the work, but the decisions are yours. If you live outside Spain, you can follow everything from your portal wherever you are.
If you are buying: free, with help on the mortgage
Buying with Llavely is free: no commission and no administration fees for the buyer. You create your buyer profile (areas, budget, type of home and how you would pay) and we invite you to the homes that match you, with photos, virtual tour and fair price. Once your ID has been checked, you view the home with someone from our team, make your offer and sign the arras.
The lawyer handling the deal explains every step, the deadlines and the paperwork, at no cost to you. And if you need a mortgage, we put you in touch, also free of charge, with a mortgage broker who compares banks for you.
If you have inherited a property
Many sales start with an inheritance. Our lawyers handle the whole inheritance process (will or declaration of heirs, acceptance and division before a notary, calculation of the applicable taxes and registration at the Land Registry) for a separate fixed quote, even if there are several heirs or some of you live abroad. Once the property is in your names, we sell it for 2.5% + VAT, all included, and the money goes to each heir.
To sign the sale, the property has to be in the heirs' names. But while the inheritance is being processed we can start preparing the sale (photos, price, buyers) so that no time is lost.
The Madrid region market in figures
We are opening in a market with high prices and slightly fewer transactions. According to the Estadística Registral Inmobiliaria (Property Registry Statistics) of the Colegio de Registradores, 19,274 home sales were registered in the Madrid region in the second quarter of 2026, 2.6% fewer than in the previous quarter. Over the last twelve months there were 78,884, 5.5% fewer than a year earlier.
The average price that quarter was €4,477/m², the highest of all Spain's autonomous regions. And the INE House Price Index rose by 12.9% in the Madrid region compared with the second quarter of 2025, against 12.2% for Spain as a whole.
| Indicator | Figure | Period | Source |
|---|---|---|---|
| Home sales registered | 19,274 (−2.6% on the quarter) | Q2 2026 | Registradores |
| Home sales over twelve months | 78,884 (−5.5% year on year) | Up to Q2 2026 | Registradores |
| Average home price | €4,477/m² (+1.6% on the quarter) | Q2 2026 | Registradores |
| Average price over twelve months | €4,305/m² (+12.1% year on year) | Up to Q2 2026 | Registradores |
| House Price Index, annual change | +12.9% (Spain: +12.2%) | Q2 2026 | INE |
Sources: Colegio de Registradores (Spanish Association of Land Registrars), Property Registry Statistics for the second quarter of 2026 (August 2026), and INE, House Price Index press release of 7 September 2026. All figures refer to the Madrid region except the figure for Spain.
What does this mean for sellers? That with prices like these, any percentage of the price adds up. Just as a rough guide: an 80 m² flat at the region's average registered price (€4,477/m²) would come to about €358,000; with Llavely, selling that flat would cost €8,954 + VAT, that is, €10,834.34 in total. Every home is different, which is why the valuation is based on real sales in your area.
What we promise, and what we don't
We don't promise to sell within a set time or at a set price: that depends on the home, the price and the market. What we do tell you from the start is what it costs, what is included and who does what. No extras and no small print: what you see is what you get.
We want selling to be done properly, affordably and as easily as possible, in a friendly way and with real people on the other end: more than 35 years in the property sector, specialised lawyers and a platform so you can follow everything without having to be on call.
If you'd like to know what your home is worth, ask for your free valuation: you answer a few questions, in a minute, and instantly see a price range based on data from your neighbourhood. Then we call you, see your home and fine-tune the price. No commitment and nothing to pay upfront. We reply in English by email, message or phone.
Frequently asked questions
How much does Llavely charge to sell my flat?
2.5% + VAT of the sale price, in total, and only if you sell. Everything is included and done by us: valuation, photos, video, floor plan, virtual tour, screened buyers, viewings, lawyers up to the notary and a private portal. For a €350,000 flat that is €8,750 + VAT, or €10,587.50 in total.
Do I pay anything if it doesn't sell?
No. You pay nothing upfront: not for the valuation, the photos, the viewings or the paperwork. You only pay if you sell, on the day of signing before the notary.
Which areas do you cover?
The whole Madrid region: the city of Madrid and the towns and cities across the region. Rentals, which are free, have been open since 24 October in the provinces of Madrid and Barcelona; in the rest of Spain you can join the waiting list with your areas and we will email you when we open there.
Can I sell commercial premises, an office or a garage?
Yes. As well as flats, penthouses, houses and detached homes, we sell commercial premises, offices, garages, storage rooms, industrial units and land, on the same terms.
Is the energy performance certificate included?
No. The energy performance certificate is compulsory to advertise and sell, and the seller provides it. If you don't have one, we explain how to get it. Everything else is included in the 2.5% + VAT.
Can I sell an inherited flat?
Yes. Our lawyers handle the whole inheritance process (acceptance, calculation of the applicable taxes, deeds and registration) for a separate fixed quote. Once the property is in your names, we sell it for 2.5% + VAT, all included, even if there are several heirs. While the inheritance is being processed, we can start preparing the sale.
How much does it cost to buy with Llavely?
Nothing. For buyers, Llavely is free: no commission and no administration fees. The lawyer handling the deal explains every step, the deadlines and the paperwork, and if you need a mortgage we put you in touch with a mortgage broker, also free of charge.
How do you screen buyers?
We talk to each buyer before showing your home: what they are looking for, when they want to buy and how they would pay. And we ask for their ID before they can view. It is done by a person on our team, not a program, and we do the viewings ourselves.
Sources
- Estadística Registral Inmobiliaria (Property Registry Statistics), second quarter of 2026 (Colegio de Registradores, Spanish Association of Land Registrars, August 2026)
- Índice de Precios de Vivienda (House Price Index), second quarter of 2026, press release (INE, National Statistics Institute, 7 September 2026)
- Índice de Precios de Vivienda (House Price Index), second quarter of 2026, press release in PDF (INE, 7 September 2026)
- Royal Decree 390/2021 of 1 June approving the basic procedure for certifying the energy efficiency of buildings (BOE, Spain's Official State Gazette, 2 June 2021)
- Guía básica del Registro de la Propiedad (Basic guide to the Land Registry) (Colegio de Registradores)
- Mandar dinero urgente: transferencias OMF u órdenes de movimientos de fondos (Sending money urgently: OMF transfers) (BBVA, updated 5 December 2024)