New Build or Resale in Marbella? Costs, Pros and Cons

Short answer: on the Costa del Sol a new build costs more in taxes (10% VAT plus 1.2% stamp duty, against 7% transfer tax on a resale home), often takes longer to deliver and is concentrated in Estepona, Benahavís and the edges of Marbella. In return you get modern design and efficiency, a ten-year structural guarantee and, when buying off-plan, staged payments that are protected by law. A resale home is usually in a more central, established location, can be bought in weeks, and leaves more room to negotiate.

The costs compared

On a €1,000,000 home that difference is roughly €30,000. A home sold for the second time, even if it is only a year old, is a resale for tax purposes and pays transfer tax, not VAT. More detail is in our guide to buying property in Marbella.

Why buyers choose new builds

• Design and efficiency: open-plan layouts, large terraces, underfloor heating, aerothermal climate control and high energy ratings, which lower running costs.
• Guarantees: Spanish law gives a one-year guarantee for finishes, three years for habitability defects and ten years for structural defects.
• Protected stage payments: when you buy off-plan, the developer must guarantee every payment made before completion with a bank guarantee or insurance policy.
• Choice of unit and finishes when you reserve early, and often lower prices in the first phase of a development.
• Community facilities: pools, gyms, co-working spaces and security are standard in many recent projects.

Why buyers choose resale

• Location: the most central and established addresses, such as the Golden Mile, Marbella town and Puerto Banús, have little or no land left for new projects, so most homes there are resales.
• Speed: a cash purchase usually completes in 6–10 weeks, against months or years for an off-plan home.
• What you see is what you get: you can check the views, the noise, the sun and the neighbours before you buy.
• Negotiation: private sellers have more room on price than developers, especially on homes that need updating.
• Lower taxes and, very often, larger plots in older developments.

Where the new builds are

Most new development on the coast is in Estepona and along the New Golden Mile, in the golf communities of Benahavís, in Mijas and on the edges of Marbella such as Las Chapas and Altos de los Monteros. Our monthly market report shows the median asking price per m² in each of these areas.

Risks to check with your lawyer

• Off-plan: the building licence, the bank guarantee for every payment and a realistic delivery date with penalties for delay.
• Resale: that what is built matches the licences (or that an AFO certificate exists), that there are no debts or charges, and the state of the building and installations.

Frequently asked questions

Is a new build a better investment than a resale?

Not necessarily. Location matters more than age: a well-located resale home in an established area often holds its value better than a new build on the edge of town. New builds rent well for short stays thanks to their facilities; resale homes in central areas rent well all year.

How much do I pay up front when buying off-plan?

Typically a reservation fee, then 20–40% of the price in stages during construction, and the rest on completion. Every stage payment must be covered by a bank guarantee or insurance.

Can I negotiate with a developer?

Less than with a private seller, but early-phase prices, payment terms, extras such as furniture packs or parking spaces, and the choice of unit can all be negotiated.

How we help

We work with both new developments and resale homes across the coast, so our advice does not depend on selling you one or the other. Tell us what you are looking for and we will compare the best options of each.

General information, October 2026, not legal or tax advice. Your lawyer will confirm what applies to your purchase.