Buying property in Marbella: how it works in Spain

From offer to notary

After agreeing a price, buyers usually sign a reservation agreement and then a private contract with a deposit (often 10%). An independent lawyer checks the title, debts, planning status and licences. Completion takes place before a notary, who reads the deed (escritura) aloud; the deed is then registered at the Land Registry (Registro de la Propiedad) in the buyer’s name.

The NIE and a Spanish bank account

Every buyer needs an NIE (Número de Identificación de Extranjero), Spain’s tax identification number for foreigners. A Spanish bank account makes paying taxes and bills simpler.

Purchase taxes and costs

Resale homes pay the regional transfer tax, ITP; Andalusia applies a general rate of 7% at the time of writing. New homes bought from a developer pay VAT (IVA), 10% for homes, plus stamp duty (AJD), set by the region. Add notary, registry and legal fees. Rates change: confirm them with your lawyer or the Andalusian tax agency before you buy.

Annual costs

Owners pay IBI, the annual municipal property tax, to the town hall, plus community fees in developments and rubbish collection charges. Non-resident owners are also liable for Spanish non-resident income tax, either on rental income or, if the home is not let, on a deemed income.

When you sell: plusvalía and capital gains

The municipal plusvalía tax on the increase in land value is normally paid by the seller. When a non-resident sells, the buyer must withhold 3% of the price and pay it to the Spanish tax agency on account of the seller’s capital gains tax.

Residency and the end of the golden visa

Spain abolished its investor residence permit, the so-called golden visa, in April 2025, so buying property no longer gives a route to residency. Proposals to tax non-EU buyers more heavily have been debated in recent years; check the current situation with a Spanish lawyer before committing.

Where people buy

Buyers look at the Old Town and central Marbella for town life, the Golden Mile and Sierra Blanca for prestige and views, Nueva Andalucía for golf, Puerto Banús for the port, San Pedro and Guadalmina for a more local feel, East Marbella and Elviria for space and quieter beaches, and Benahavís, including the private gated estate of La Zagaleta, for the hills. See our neighbourhood guide.

Questions and answers