Buying Property in Marbella (2026): Costs, Taxes and Step-by-Step Guide

Short answer: buying a resale home in Marbella costs roughly 9–10% on top of the price in taxes and fees, and a new build roughly 12–13%. Foreigners can buy freely, with or without residency. A typical resale purchase paid in cash takes 6 to 10 weeks from accepted offer to keys. This guide explains every cost, every step and the questions buyers ask us most often, with the rules that apply in Andalusia in 2026.

How much does it cost to buy a property in Marbella?

On top of the purchase price, budget for the following. Percentages are of the purchase price unless stated.

If you take a mortgage, add the bank’s valuation (usually €300–€600) and possibly an arrangement fee. In Spain the bank pays the mortgage stamp duty, notary and registry costs of the loan itself. The estate agent’s commission is normally paid by the seller on the Costa del Sol, not by the buyer.

Step by step: how buying works

1. Get your NIE and a Spanish bank account

The NIE is the tax identification number every foreign buyer needs to sign at the notary, pay taxes and connect utilities. It can be requested at a police station in Spain, at a Spanish consulate abroad, or by your lawyer with a power of attorney. Opening a Spanish bank account at the same time makes paying taxes and bills much easier.

2. Set your budget and, if needed, your mortgage

Decide your all-in budget including the 9–13% of costs above. Spanish banks lend to non-residents, usually up to 60–70% of the purchase price or valuation, whichever is lower; residents can often borrow more. An agreement in principle before you make offers puts you in a stronger negotiating position.

3. Search and view

The Costa del Sol is many different markets: a frontline apartment on the Golden Mile, a family villa in Nueva Andalucía and a new build in Estepona have very little in common. Our monthly market report shows what homes are asking in each area, and our area guides (Golden Mile, Nueva Andalucía, Benahavís, Estepona) explain who each area suits.

4. Offer and reservation

Once your offer is accepted, the property is usually taken off the market with a reservation agreement and a small deposit, commonly between €6,000 and €20,000 depending on the price. This gives your lawyer time to check the property before you commit further.

5. Legal checks (due diligence)

Your lawyer, who must be independent from the seller, checks among other things:

• That the seller owns the property and there are no mortgages, charges or embargoes on it (the nota simple from the Land Registry).
• That what is built matches the licences and the cadastre, and whether there are planning issues or a need for an AFO certificate.
• That property tax (IBI), community fees and refuse tax are paid up to date.
• The energy performance certificate and, where applicable, the licence of first occupation.

6. Private purchase contract and 10% deposit

With the checks done, buyer and seller sign a private purchase contract, usually a contrato de arras penitenciales, and the buyer pays around 10% of the price (minus the reservation deposit). If the buyer then walks away, they lose the deposit; if the seller does, they must return it doubled.

7. Completion at the notary

Buyer and seller (or their representatives with a power of attorney) sign the title deed (escritura) before a Spanish notary, the balance is paid and the keys are handed over. Your lawyer then pays the transfer tax or stamp duty, usually within one month, and registers the deed in your name at the Land Registry.

If the seller is not resident in Spain, the buyer must withhold 3% of the price and pay it to the tax office on the seller’s account. Your lawyer handles this at completion.

Buying off-plan

With new developments you usually pay in stages: a reservation, then roughly 20–40% during construction, and the rest on completion. By law, the developer must guarantee the stage payments you make before completion with a bank guarantee or insurance; your lawyer should check that you receive it for every payment.

What does it cost to own a property in Marbella each year?

• IBI (municipal property tax): depends on the cadastral value; often €600–€3,000 a year for apartments and more for villas.
• Community fees: anywhere from €100 to over €1,000 a month in large developments with pools, gardens and security.
• Refuse tax (basura): typically €100–€300 a year.
• Non-resident income tax (form 210): if you do not live in Spain and do not rent the home out, you pay tax on an imputed income of 1.1% or 2% of the cadastral value, at 19% for EU/EEA residents and 24% for others.
• Home insurance, utilities and maintenance.

Wealth tax may apply above certain thresholds; take personal tax advice before buying.

Frequently asked questions

Can foreigners buy property in Marbella?

Yes. There are no restrictions on EU or non-EU citizens buying residential property in Spain, and you do not need to be resident. You will need an NIE.

Can I still get a Golden Visa by buying property?

No. Spain ended the residence permit for property investment (the “Golden Visa”) in April 2025. Other routes, such as the non-lucrative visa or the digital nomad visa, depend on your income and situation, not on buying a home.

How long does buying take?

For a resale home bought in cash, usually 6 to 10 weeks from accepted offer to completion. With a mortgage, allow 2 to 3 months. Off-plan purchases follow the construction timetable.

Do I need to be in Spain to buy?

No. Many of our clients sign through a lawyer with a notarised power of attorney, which can be granted at a Spanish notary or a Spanish consulate abroad.

Who pays the estate agent?

On the Costa del Sol the agent’s commission is normally paid by the seller and is included in the asking price.

What is the difference between ITP and IVA?

Resale homes pay transfer tax (ITP, 7% in Andalusia). Homes bought new from a developer pay VAT (IVA, 10%) plus stamp duty (AJD, 1.2%). You never pay both on the same purchase.

How we help buyers

Airus Homes is an independent agency based in Marbella. We search the whole market for you, including homes that are not advertised, arrange viewings in person or by video call, negotiate the price and coordinate with independent lawyers, banks and notaries until you have the keys. See how we work with buyers or tell us what you are looking for.

This guide is general information, updated October 2026, and not legal or tax advice. Rules and rates change; your lawyer and tax adviser will confirm what applies to your purchase.