"How much do I actually keep?" That's the right question to ask before selling. Many owners overestimate the costs of selling, often confusing them with those of buying — which, largely, are the buyer's responsibility. Let's look clearly at which costs the seller really pays on Lake Garda, who pays the notary and how to work out your net proceeds, with a worked example.
Who pays what: the basic principle
The first thing to clarify, because it causes most of the confusion:
- The buyer pays the deed notary and the purchase taxes (registration or VAT, mortgage, cadastral).
- The seller pays the costs tied to their own position: commission, any capital gains tax, EPC, compliance, mortgage repayment.
In short: the most feared item — notary and taxes — usually does not fall on the seller. This changes the net calculation considerably.
The costs borne by the seller
1. Agency commission
Usually the main item. It is agreed between the parties (plus VAT) and the entitlement arises when the deal is concluded. Against the cost there is a full service. Read more in the guide to the IMU on a second home.
2. Capital gains tax (where applicable)
Payable only if you sell within 5 years of purchase and do not fall under the exemptions (main residence, inheritance). In most cases it is not due; when it is, you can opt for the 26% substitute tax at completion — see the capital gains guide.
3. Energy Performance Certificate (EPC)
Mandatory and the seller's responsibility. Cost varies by type and size, indicatively €200–500 (more for villas).
4. Technical costs for compliance or regularisation (where applicable)
If irregularities need fixing, there are technical costs and, for building amnesties, charges and penalties. Variable — see the guide to what your property is worth.
5. Mortgage repayment and discharge (if any)
If you have a mortgage, you pay it off at completion with the proceeds. Discharge normally follows a simplified, low-cost procedure; for many loans there are no penalties. You need an up-to-date settlement statement from the bank.
Notary fees: who really pays
Contrary to common belief, the notary for the deed of sale is the buyer's responsibility, and the buyer also has the right to choose them. The seller only incurs notary costs for deeds concerning them directly, such as the discharge of a mortgage.
⚠ Common mistake. Counting "the notary fees" among the costs of selling is one of the most frequent errors: it inflates the cost estimate and makes the sale seem less worthwhile than it really is.
Summary of the seller's costs
| Item | When it applies |
|---|---|
| Agency commission | Always (with an agency), when the deal is concluded |
| Capital gains tax | Only within 5 years and without exemptions |
| EPC | Always mandatory |
| Compliance / regularisation | Only if there are irregularities |
| Mortgage repayment + discharge | Only if there is a mortgage |
| Notary of the deed of sale | The buyer's responsibility |
A worked example of the net
Property sold for €300,000, owned for over 5 years (no capital gain), no mortgage and no irregularities:
| Item | Amount |
|---|---|
| Sale price | €300,000 |
| Agency commission (example) | − agreed |
| EPC | − €200–500 (more for villas) |
| Capital gains tax | €0 |
| Notary and deed taxes | buyer's responsibility |
In a typical scenario like this, the seller's costs come down essentially to commission and EPC. The net is much closer to the sale price than most people expect.
The advice: don't think about costs in the abstract. What matters is the net proceeds in your specific case, which depends on the purchase date, any mortgage, the document situation and the sales strategy. It's an estimate we work out together during the valuation.
Frequently asked questions
Who pays the notary in a property sale?
The notary for the deed of sale is chosen and paid by the buyer, together with the purchase taxes. The seller only has notary costs for deeds concerning them, such as the discharge of a mortgage.
Which costs does the seller pay?
Agency commission, any capital gains tax, the EPC, any technical costs for compliance/regularisation and, if there is a mortgage, its repayment and discharge. Purchase taxes and the deed notary are the buyer's responsibility.
How much is the agency commission?
It is agreed between the parties (plus VAT) and the entitlement arises when the deal is concluded. It is the seller's main cost item, against a full service. At Garda Immobili there are no upfront costs.
Do I have to pay taxes when I sell?
Only in some cases. Capital gains tax applies if you sell within 5 years of purchase and do not fall under the exemptions (main residence, inheritance). Beyond 5 years, or in exempt cases, nothing is paid on the gain.
How much does it cost to discharge a mortgage?
The mortgage is settled at completion by paying off the outstanding debt with the proceeds. Discharge follows a simplified, low-cost procedure; for many loans there are no penalties. You need an up-to-date settlement statement from the bank.
Who pays for the EPC?
The seller, who must make it available from the listing stage and attach it to the deed. The cost depends on the type and size of the property and is generally modest.
The information in this article is for general guidance and does not replace advice from a notary or accountant. Rates, costs and the allocation of expenses may vary depending on the specific case and legislative updates.