# Exit — Iberia / Mediterranean

> Part of [Exit — universal contract](../exit.md). Cross-region patterns + liquidity heatmap live there.

## 🇪🇸 Spain
- **DOM**: Madrid ~50-70 d / Barcelona ~60-80 / Málaga/Costa del Sol ~70 / Valencia ~75 / Seville ~90 / inland 150-300+
- **Commission**: seller-pays 3-6% + 21% VAT (5% typical; 3-4% luxury)
- **Contract**: exclusiva 3-6 mo; 14-day cooling-off off-premises
- **MLS**: regional MLSs exist (Costa del Sol, Madrid); fragmented; Idealista + Fotocasa
- **Discount**: 8-12% off asking national; coastal narrower
- **Sell-side**: CGT 19-28% sliding (residents); 19% flat non-residents (EU/EEA); plusvalía municipal
- **Liquidity**: 🟢 HIGH Madrid/BCN/Costa del Sol/Balearics; 🟠 MEDIUM Valencia/Seville; 🔴 LOW inland (Soria, Teruel, Cuenca)
- **Quirks**: Golden Visa terminated April 2025 — high-end Madrid/BCN/Marbella absorbing impact; **non-resident sellers face 3% retention** by buyer remitted to AEAT

## 🇵🇹 Portugal
- **DOM**: Lisbon ~60-90 d / Porto ~70 / Algarve ~90 / Silver Coast 100-150 / interior 200-365
- **Commission**: seller-pays 4-6% + 23% VAT (5% typical)
- **Contract**: em regime de exclusividade 6 mo standard, max 24
- **MLS**: no MLS; Idealista, Imovirtual, Casa Sapo
- **Discount**: 5-10% off asking; rural deeper
- **Sell-side**: residents taxed on 50% of gain at marginal (exempt if reinvested in PR within EU); non-residents 28% flat; commission 4-6%+VAT
- **Liquidity**: 🟢 HIGH Lisbon/Porto/Algarve coastal; 🟠 MEDIUM Silver Coast; 🔴 LOW interior (Alentejo inland, Beira)
- **Quirks**: NHR ended Dec 2023 — softening top-end Lisbon/Porto 2024-2026; Golden Visa real-estate route closed Oct 2023; AL (STR licence) freezes/non-renewal in Lisbon/Porto reshape investor exits

## 🇬🇷 Greece
- **DOM**: Athens ~90-150 d / Thessaloniki ~120 / islands seasonal 90-300 / mainland rural 200-365+
- **Commission**: BOTH SIDES PAY 2% each + 24% VAT
- **Contract**: σύμβαση μεσιτείας exclusive 6 mo
- **MLS**: no MLS; Spitogatos.gr + XE.gr
- **Discount**: 8-15% off asking; islands narrower
- **Sell-side**: **CGT on real estate suspended through 2026 (extended)**; commission 2%+VAT; ENFIA arrears must be cleared at sale
- **Liquidity**: 🟢 MEDIUM-HIGH Athens centre/southern suburbs; 🟢 MEDIUM Thessaloniki + Cyclades/Ionian top islands; 🔴 LOW mainland rural; 🔴 VERY LOW less-touristed islands
- **Quirks**: Golden Visa thresholds raised Sep 2024 cooling top-end; forest/coastal/archaeological zone overlays critical to verify; Ktimatologio rollout still incomplete in pockets

## 🇨🇾 Cyprus
- **DOM**: Limassol ~80-120 d / Nicosia ~110 / Paphos ~120 / Larnaca ~100
- **Commission**: seller-pays 3-5% + 19% VAT
- **Contract**: RoEA-licensed, exclusive 3-6 mo
- **MLS**: no MLS; Bazaraki + Property.com.cy
- **Discount**: 5-12% off asking
- **Sell-side**: CGT 20% on gain (lifetime exemptions: €30,000 general post-2026, €150,000 primary post-2026); commission 3-5%
- **Liquidity**: 🟢 MEDIUM-HIGH Limassol (Russian/Israeli/Lebanese demand 2022-2026); 🟠 MEDIUM Paphos/Larnaca; 🔴 LOW villages
- **Quirks**: Title-deed delays a long-running issue (developer mortgages "trapped" titles — Amendment Law 110(I)/2025 addressing); CBI scheme withdrawn 2020 left lingering luxury overhang in Limassol/Paphos

## 🇲🇹 Malta
- **DOM**: Sliema/St Julian's ~90-120 d / Valletta/Gozo 120-200
- **Commission**: seller-pays 3.5-5% + 18% VAT
- **Contract**: sole agency 3-6 mo
- **MLS**: no MLS; agent-driven, MaltaPark + agency portals
- **Discount**: 5-10% off asking
- **Sell-side**: final withholding 8% of sale price (5% if <5 yrs and conditions; 12% gain-tax option in some cases); commission 3.5-5%
- **Liquidity**: 🟢 MEDIUM Sliema/St Julian's/Valletta core; 🟠 LOW-MEDIUM Gozo
- **Quirks**: **AIP restrictions for non-residents outside SDA** narrows future foreign-buyer pool to SDAs; UCA (Urban Conservation Area) heritage rules affect refurbs