Online filing tools (IberianTax and similar)
- Cheap, fast, anonymous.
- No human review, no explanation, no follow-up.
- The owner files a number they cannot interrogate.
01 · Business plan for a partnership conversation
Annual Modelo 210 filingfor non-residentproperty owners,done right.
A modern intake reviewed and signed by an accredited Spanish asesor fiscal. For non-resident owners with a second home or rental in Spain, mainly Dutch, German and British.
We are looking for a strategic anchor-partner to help us grow.
- Version
- v0.1, for discussion
- Date
- Audience
- Prospective anchor-partner
02 · The problem
What the non-resident owner faces today.
Modelo 210 is discovered months after purchase, rarely at handoff. The tax itself is opaque: imputed income for personal use, rental income for lets, capital gains on sale, each driven by cadastral value, EU or non-EU rate and deductibility rules the owner cannot follow.
Two existing options, neither adequate
Traditional gestor
- Rarely speaks the owner's language.
- Files on the owner's behalf without explaining what, how or why.
- Contact resumes at the next deadline; no year-round thread.
Root cause: no one explains the tax to the person paying it.
03 · Solution
A modern intake, reviewed and signed by a real Spanish asesor fiscal.
- Guided online intake in the owner's language. Cadastral value, ownership share, rental days and documents validated as entered.
- An accredited Spanish asesor fiscal, a registered colaborador social with AEAT, reviews and signs every filing under their own credentials.
- The customer's confirmation shows their advisor by name with their colaborador social number. The AEAT receipt carries the same signature.
- Year-round portal: status, document vault, deadline countdown, forecasting of tax owed based on costs and income.
04 · Anchor-partner proposition
The anchor partner, from day one.
Three beats. What the anchor partner gets on day one. What the Service asks in return. What flows back to the anchor partner as the relationship runs.
Day one
A modern tax partner the anchor partner's clients don't have today.
The anchor partner's non-resident owners hit Modelo 210 season and drift into an opaque gestor relationship in a language they don't fully speak. The Service closes that gap from the first introduction: a named, accredited Spanish asesor fiscal signs every filing, the portal runs in NL, DE and EN, and the client experience is one the anchor partner can stand behind by name.
What the Service asks
Warm introductions to a founding cohort.
Ahead of the Q1 2027 filing season, introductions to anchor-partner new non-resident-owner clients, at the scale of hundreds. Founding clients, not a pilot. They get a coherent tax experience under anchor-partner endorsement; the Service gets a real, full-season validation of intake, pricing and asesor review.
Over time
Hot leads back to the anchor partner, not cold lists.
Every filing client of the Service is, by definition, a non-resident already invested in Spanish property. A measurable share buys a second property or refers friends who buy. Repeated in-product nudges across the customer journey (welcome email, confirmation, mid-year status, next-deadline reminder) route those owners back to the anchor partner. Warm referrals from inside an active client relationship, not a list bought from a data broker.
05 · How it works
From upload to receipt.
The customer uploads documents. The asesor fiscal checks and files. In between, our software reads, sorts and drafts the return automatically. Click any step for detail.
Customer
The owner creates an account and chooses English, Dutch or German. Every screen and message stays in that language.
Customer
A short questionnaire covers the property, then the owner uploads the first documents: NIE, deed extract, latest IBI receipt, ownership share. Payment is taken here, before any work starts.
AI engine
The software reads the NIE, cadastral value and ownership share straight off the uploaded documents, and runs format and range checks that catch the errors AEAT would reject.
Customer
When a cost lands (community fees, repairs, insurance, rental income) the owner photographs it and uploads. Nothing to label, no categories to pick, no Spanish to read.
AI engine
Each receipt is read and sorted into the right Modelo 210 category. The software computes the imputed income or rental result and assembles a complete draft.
Customer
Before anything is filed the owner sees the proposed return in plain language and approves it or manually adjusts certain figures, or sends a question to the advisor.
Asesor fiscal
The asesor fiscal opens the draft from their dashboard, reviews the figures and any flags the software raised, and confirms. The return arrives prepared, so the check takes minutes not hours.
Asesor fiscal
The advisor submits Modelo 210 to the Agencia Tributaria under their own colaborador social credentials through the platform. The filing is legally theirs, which is how Spanish tax law expects it to work.
AI engine
The platform collects the official AEAT acknowledgement and stores it against the owner's account.
Customer
The owner gets the AEAT receipt with the advisor's name on it. Nothing else to do, and next year the property data is already in place.
06 · Portal
The portal. Production-ready end Q3 2026, testable Aug–Sep 2026.
Below is the launch feature set, explicit so the timeline is interrogable, not aspirational.
Customer-side
- Guided intake form, validated as the owner types (NIE, cadastral, ownership share).
- Document upload with an encrypted, EU-region vault scoped to each filing.
- Live status tracking from draft to AEAT receipt.
- AEAT receipt and the advisor's signature surfaced inline at confirmation.
- Multilingual surface (NL, DE, EN at minimum at launch).
- Email and SMS reminders timed against the rolling annual deadline.
Advisor-side
- Pre-filled draft ready for human review in 5–15 minutes per filing.
- One-click AEAT submission under the advisor's own credentials.
- Queue management with deadline and risk flags.
- Audit log of every change, every reviewer, every submission.
Communication + analytics
- In-portal owner ↔ advisor messaging, linked to the relevant filing.
- Transparent owner dashboard with cadastral value and ownership history.
- Forecasting analytics: projected tax owed based on rental income and deductible costs.
07 · Market
A large, stable, recurring base, with a clear seat between the two existing options.
Positioning
| Option | Typical price | Human in the loop | Languages |
|---|---|---|---|
| IberianTax-style tools | €35–150 per filing[4] | No: DIY, AEAT risk on owner | EN, ES |
| The Service | Subscription · €180–270 per year (see below) | Yes: named asesor signs | NL, DE, EN at launch |
| Traditional gestor | €200–300 per filing | Yes: paper, email, voice | ES, sometimes EN |
The two existing options force a trade-off:
- IberianTax and similar: cheap and fully hands-off. No human review, no recourse when AEAT rejects. The owner carries the execution and liability risk alone.
- Traditional gestores: credible but stuffy. Paper, email and WhatsApp voice notes. Spanish-only by default. Opaque pricing. Year-round relationship dies after the receipt arrives.
- The Service collapses the trade-off: modern intake, multilingual surface, named credentialed asesor on every signature, year-round portal between filings.
Target geographies and channels
Year 1 is anchor-partner-led, focused on new buyers in the Netherlands, Belgium and Germany. Year 2 onward broadens both cohort and channels.
- Year 1 (priority): Netherlands, Belgium, Germany. New buyers introduced by the anchor partner.
- Year 2 (expansion): United Kingdom, Nordics. New buyers via the anchor channel sustained, plus switching customers from traditional gestores, direct marketing online, community channels and B2B partnerships with local real estate agents.
- Later: non-EU markets, only after the non-EU expense-deduction position settles (see Section 5, Regulation updates).
Return flow remains anchor-only. Regardless of which channel a customer arrives through (anchor partner, direct marketing, B2B, word of mouth, switching from a gestor), in-product nudges route every customer back to the anchor partner for any subsequent property acquisition. The anchor relationship is exclusive on the partner side.
Foreign property buyers in Spain
Foreign buyers accounted for ~14.6% of all home transactions in Spain in 2024 (≈93,000 homes of ≈636,000 total)[1]. The 2025 figure approached ≈100,000 transactions[2]. Breakdown below is grouped by cohort relevance, using 2024 Anuario figures[3].
| Group | Countries | Share of foreign purchases (2024) | Sales 2024 | Service cohort |
|---|---|---|---|---|
| Netherlands + Belgium | NL, BE | ~7.5% | ~7,000 | Year 1 |
| Germany | DE | ~6.5% | ~6,100 | Year 1 |
| United Kingdom | GB | ~8.5% | ~8,000 | Year 2 |
| Nordics | SE, NO, DK, FI | ~6.0% | ~5,600 | Year 2 |
| Other EU | FR, IT, RO, PL, … | ~38% | ~35,300 | Later |
| Other Non-EU | MA, US, CN, RU, … | ~33.5% | ~31,000 | Later |
| Total | All foreign buyers | 100% | ~93,000 | 14.6% of all sales |
Regional concentration of foreign buyers (2024): Balearic Islands 32.6%, Valencian Community 28.9%, Canary Islands 27.2%[1].
Revenue model
Annual subscription, billed monthly. A single contract covers one full filing season. No mid-season exit; no cancel-after- filing-and-rejoin-next-year churn.
| Component | Per month | Per year |
|---|---|---|
| Platform fee (per account) | €10.00 | €120 |
| Per non-rental property | €5.00 | €60 |
| Per rental property | €12.50 | €150 |
- Typical owner, 1 non-rental property: €180 per year (€15/mo).
- Typical owner, 1 rental property: €270 per year (€22.50/mo).
- Annual upfront: discount applied (rate TBD; tested against churn elasticity).
- Lock-in clause: each contract covers one full filing season; cannot be cancelled mid-season or re-purchased only just before the next filing window.
Add-ons
- Advisory consultations. Hourly, booked through the platform calendar. Used for cross-border questions, ownership-structure advice, pre-purchase checks.
- Capital gains tax filing (Modelo 210, on sale). Handled off-platform in year 1. Candidate for platform integration in year 2 or 3 once filing volume justifies the build.
Modelo 210 filing volume
AEAT does not publish a per-Modelo filing-volume statistic for Modelo 210[5]. A national filing-volume figure is therefore not claimed here. The prognosis below is built from new-buyer flow (sourced above) plus the channel mix introduced in 'Target geographies and channels'.
Three-year prognosis: NL, BE, DE primary
Years are filing seasons (Jan–Apr of the year shown). Y1 = first filing season (Jan 2027). Numbers are total subscribers per annum. The anchor partner is a single, exclusive relationship; Y2 and Y3 growth comes from the additional channels described above, not from additional anchor partners.
- Conservative: anchor-partner referrals only; no compounding from other channels yet.
- Base: anchor partner sustained; word of mouth from the founding cohort kicks in; early direct marketing comes online.
- Aggressive: full multi-channel. Anchor partner sustained, switching customers from gestores, direct sales, community channels and B2B with local real estate agents. A regional foothold (e.g. Balearic Islands or Valencian Community) develops strong local presence with on-the-ground real estate business.
| Scenario | Y1 (Jan 2027) | Y2 (Jan 2028) | Y3 (Jan 2029) |
|---|---|---|---|
| conservative | 100 | 500 | 1,500 |
| base | 250 | 1,500 | 4,000 |
| aggressive | 500 | 3,000 | 8,000 |
Subscribers are owner accounts. Each account can cover multiple properties, so revenue per account scales with property count and rental mix; the table tracks subscribers only.
Sources
- Idealista (Mar 2025), reporting on Colegio de Registradores ERI Anuario 2024: foreign buyers purchased ~93,000 of Spain's ~636,000 home transactions in 2024 (14.6%).
- Idealista (Feb 2026), based on Registradores ERI 2025: foreign purchases approached ~100,000 in 2025. Breakdown by nationality is from the 2025 dataset.
- Colegio de Registradores, Estadística Registral Inmobiliaria, Anuario 2024 (primary source PDF).
- IberianTax pricing (sourced live during plan 05 execution): imputed-income filing €34.95 incl. VAT, rental-income filing €79.95 incl. VAT, capital-gains filing €149.95 incl. VAT.
- AEAT does not publish a public per-Modelo filing-volume statistic for Modelo 210. Filing volume is therefore not directly knowable; the Service estimates from the property-ownership base (sourced) and approximate non-resident retention.
08 · Partnership
A two-way referral relationship.
Section 4 lays out the proposition. This section is the operational shape: who flows what to whom, where the asymmetry sits in Year 1, and how it settles over time.
A hands-off start
The anchor partner already offers an end-to-end service to property investors. A reliable tax partner slots into that offering, and the Service is built to be that partner.
The anchor partner needs a hands-off process. No ongoing monitoring, no escalation paths. Early feedback and approval are welcome; once the business is running, the anchor partner steps back.
Anchor-partner side
Introductions to non-resident-owner clients who need annual filing. Endorsement in the welcome email and the post-purchase pack that anchor-partner clients already receive.
Service side
Every filing client receives repeated in-product anchor-partner-recommendation nudges across the customer journey: welcome, confirmation, mid-year status email, next-deadline reminder.
Concrete, measurable channel: built into normal customer comms from launch, not bolted on later.
Asymmetry, stated up front
- Year 1: anchor-partner flow into the Service exceeds the return flow. The Service has no marketing machine yet.
- Year 2 onward: the return flow to the anchor partner ramps as customer comms run for a full cycle.
Optional equity
Personal or corporate equity participation is on the table if mutual interest develops. Terms left for a later conversation.
09 · Asesor partner
Why a Spanish asesor fiscal says yes.
The asesor is the legal filer; every Modelo 210 is submitted under their own credentials. For them to commit, the economics need to be unambiguous. They are.
More clients, no marketing cost
Owners arrive pre-qualified through the platform and partner channels (Section 8). The asesor's name and colaborador social number appear on every AEAT confirmation. Recurring reputation surface, no outreach required.
Less work per filing
Validated inputs, structured documents and a pre-filled draft replace the intake, chase and data entry that a traditional gestor flow demands. Review, not data entry.
Price point
Online platforms such as Fiverr list freelance preparers from €50 per rental filing, net of platform fees. The Service pays the asesor above that floor.
Efficiency through technology
Structured intake, validated documents, automatic calculations and pre-filled draft returns remove most of the data-entry and chase work per filing. The asesor reviews and submits; the platform handles data management, calculation and reporting.
10 · Milestones
A clear path to production.
The Service asks two things of the anchor partner: feedback on the platform before go-live, and warm introductions to every new non-resident-owner client from launch onward. The timeline below is the Service's own delivery path.
Now → Aug 2026
Portal build under way; advisor partner agreements signed; multilingual intake (NL, DE, EN) ready for closed testing.
Aug–Sep 2026
Closed-access portal live with the founding cohort. Real filings simulated end-to-end on prior-year data; advisor review process tuned. Anchor-partner feedback collected before go-live.
End Q3 2026
Portal production-ready. Public intake opens for the Jan 2027 filing season.
Q4 2026
First-season runway: document collection, draft preparation, advisor review queue load-tested.
Jan 2027 (filing season)
First Modelo 210 season executed for NL, BE, DE non-resident owners.
Q2 2027
Transparent post-season report shared with the partner.
Year 2
Geographic expansion to UK and Nordics. In-product partner-referral nudges have a full year of data; conversion measurable.
11 · Getting started
What it takes to start.
A collaboration needs little on paper and a few concrete commitments on each side.
Anchor-partner side
- A named owner of the relationship on the anchor-partner side, close to non-resident owners year-round.
- Introductions to a founding cohort of new non-resident-owner clients ahead of the Q1 2027 filing season.
- Endorsement in the welcome email and post-purchase pack anchor-partner clients already receive.
Service side
- A signed advisor agreement with the accredited Spanish asesor fiscal (in progress).
- A multilingual intake and portal ready for anchor-partner clients before the season opens.
- Transparent status reporting through the Jan 2027 season and a post-season report after.
12 · Founders
Michiel de Vries
Partnerships and marketing
- Dutch investor with Prophero. Two Spanish properties today, with a third closing.
- Project Controls Manager at Boskalis.
- Lived a bad Modelo 210 filing first-hand. That is where this started.
Hidde Top
Software stack and legal
- Ex-HFT trader at Flow Traders.
- Founder and sole owner of Meru (meru.nl), a software startup.