The declared value on the tapu: why registering a lower price saves you nothing

“Let’s put half the price on the tapu and save on the fees.” It is an offer we sometimes hear from sellers, and it can sound tempting. In this guide we explain how the fees are calculated, and why this “saving” costs you more than it saves.

How is the tapu fee calculated?

• The rate: 4% of the declared price, legally 2% for the buyer and 2% for the seller, though in practice the two parties negotiate it.
• The minimum base: for fee purposes, the declared price cannot be lower than the property-tax value registered with the municipality; the higher of the two applies.
• Service fee: a fixed service fee is added, which varies by area. See the tapu day guide.

The valuation rule in sales to foreigners

Since 2019, a valuation report by a licensed expert has been required in every sale in which a foreigner is the buyer or the seller, and the declared price cannot be lower than the report’s value. The report is valid for three months. See the valuation report guide.

Why does registering a lower price hurt you?

1. Breaking the law, and fines

The undeclared difference means underpaid fees. The tax office may ask for an explanation and charge the unpaid fees plus a fine.

2. Higher tax when you sell

If you sell within five years, capital gains tax is calculated on the difference between the sale price and the declared purchase price. A low purchase price on paper means a bigger profit on paper and a higher tax. See the guide to capital gains tax on sale.

3. Residence and citizenship

The value requirements for property-based residence and citizenship are read from the declared value, the valuation and the transfers. A low value on paper may mean you fail the requirement. See the guide to citizenship file mistakes.

4. Insurance and compensation

In some disputes and compensation claims, the registered value serves as the reference, and a low value weakens your position.

Documented payment

From 1 December 2026, the price paid in cash or by transfer goes through the secure payment system, so the amount paid is officially documented alongside the declared price. See the guide to transferring the purchase price.

How to handle the seller’s request

1. Make it clear that you will declare the real price, and that this has been your condition from the start.
2. Negotiate how the fees are split between the parties instead of lowering the value.
3. Write the real price and the fee split into the deposit agreement.

Summary

Registering a lower price saves you nothing real: underpaid fees that may come back with a fine, a higher tax when you sell, and a value that falls short for residence or citizenship. Declare the real price, and negotiate the fee split if you want to save.

We show our clients the full cost of the deal before the deposit. Contact us.