The Complete Guide to Buying Property on the Costa del Sol

Buying a home in Spain as an international buyer is exciting — but it comes with legal steps, costs and cultural differences you won’t have met back home. After helping buyers across the Costa del Sol since 2000, we’ve put together the guide we wish every client had on day one: clear, honest and all in one place.

One
Why the Costa del Sol?

The Costa del Sol runs along Spain’s southern coast, taking in Marbella, Estepona, Benahavís, Mijas and Fuengirola. It’s one of Europe’s most established destinations for international property buyers, and it’s easy to see why:

• 320 days of sunshine a year — one of Europe’s sunniest climates
• A genuinely international community, with residents from all over the world
• Excellent infrastructure — Málaga Airport connects to cities across Europe and beyond
• World-class amenities — golf, marinas, international schools and fine dining
• A resilient market with strong long-term demand
• A quality of life that consistently ranks among Europe’s best

Our buyers come from across the UK, Belgium, the Netherlands, Scandinavia and Central Europe — and, increasingly, North America and the Middle East. Whether you’re after a holiday home, a permanent move or an investment, there’s something here for most budgets and lifestyles. Our area guides are a good place to start getting a feel for each town.

Two
Understanding the Spanish property market

The picture in 2026

• Strong demand for quality homes, especially in Marbella, Benahavís and along the Golden Mile
• Limited supply in prime spots — planning restrictions around the Golden Mile and Puerto Banús keep new builds scarce, which supports values
• International buyers make up a large share of purchases here
• A digital market — most agencies, us included, now offer virtual viewings and digital document signing

Types of property

You can browse everything currently available in our property listings, or explore the hand-selected homes in our Private Collection and new developments.

Three
Legal requirements for foreign buyers

NIE number (Número de Identidad de Extranjero)

Every foreign buyer needs an NIE — your tax identification number in Spain, required for any financial transaction, from buying property to opening a bank account. You can apply at the Spanish consulate in your home country (ideally before you travel), in person at an Extranjería office in Spain (2–4 weeks), or authorise a lawyer to apply on your behalf — usually the most convenient.

A Spanish bank account

You’ll need one to pay deposits, receive a mortgage, and settle utilities, community fees and annual taxes. Most Spanish banks offer non-resident accounts; you’ll typically need your passport, NIE and proof of income.

Power of attorney

Many buyers grant power of attorney to their lawyer, allowing them to sign and pay on your behalf — particularly useful if you can’t be in Spain for every step.

Four
The buying process, step by step

1. Research & property search (1–4 weeks)

Most buyers start online — browse our listings and read the area guides — then come for a viewing trip, seeing 10–15 properties over a few days.

2. Reservation document & deposit

Once you’ve found the right property, you normally sign a reservation document and pay an initial reservation deposit — often around €3,000–€6,000 — to take it off the market for a short due-diligence period.

3. Due diligence & legal checks (2–4 weeks)

Your lawyer verifies the property has no outstanding debts or charges, that all building permissions are in order, the seller has clear title, community fees are up to date, and everything is correctly registered in the Land Registry.

4. Private purchase (arras) contract

The larger private purchase or arras contract usually follows after the legal checks, setting out the price, payment schedule and completion date — with a deposit commonly around 10% of the purchase price.

5. Completion at the notary (Escritura Pública)

At completion, the title deed is signed before a Spanish notary and the balance is paid. The deed is then submitted to the Land Registry so the property can be registered in your name.

Five
Costs and taxes to budget for

Purchase costs (approximate)

Taxes and costs change, and reduced rates or special cases may apply. Always confirm the current treatment with your lawyer before signing.

Annual costs

• IBI (council property tax): 0.4–1.1% of the cadastral value
• Community fees: €1,000–€4,000/year for apartments and gated communities
• Basura (waste tax): €100–€200/year
• Non-resident imputed income tax: charged on a base of 1.1–2% of the cadastral value, taxed at 19% (EU/EEA) or 24% (non-EU) — a modest amount for most homes
• Wealth tax & Solidarity Tax: Wealth tax and Spain’s Solidarity Tax on Large Fortunes may be relevant for higher-value buyers. Andalucía has favourable regional rules, but the position depends on residency, total assets and current national rules — take specialist tax advice before purchase.

This guide is for general information only and is not legal, tax or financial advice. Always take independent professional advice before committing to a purchase.

Six
Choosing the right area

Each town has its own character. Here’s a quick orientation — tap through to our full guide for any that appeal:

Seven
Getting a mortgage in Spain

Yes, Spanish banks lend to international buyers. Typical terms:

• Loan-to-value: up to 60–70% for non-residents (70–80% for residents)
• Interest rates: around 3–5% (fixed or variable)
• Term: 15–25 years
• You’ll typically need: passport & NIE, 3–6 months’ payslips, 2 years’ tax returns, bank statements, employment contract and a property valuation

Eight
How we work — and what to look for in an agent

A good agent makes all the difference. Look for genuine local expertise, real multilingual support, an established track record, access to selected off-market, discreet or limited-publicity opportunities where appropriate, and a full service that carries you through the legal and financial side.

That’s how we’ve worked at Marbella Specials since 2000: a small, hands-on team supporting buyers in eight languages, a carefully curated Private Collection — including off-market and limited-publicity opportunities where appropriate — and one point of contact from your first enquiry to the notary. We work by appointment, so every buyer gets our full attention. And if you’re thinking of selling, we handle that end to end too — you can request a free valuation any time.

Nine
Common pitfalls to avoid

Not budgeting for all the costs

The most common mistake — budgeting for the price alone and forgetting the 10–12% on top.

Skipping independent legal advice

Using the seller’s lawyer, or none at all, is false economy. Always take your own independent legal representation.

Buying without visiting

Photos can flatter. Always see the property and the area in person before committing.

Not checking community fees

In apartment blocks and gated communities these vary a lot. Verify the current fees and any upcoming special assessments.

Assuming the price is negotiable

In prime locations with limited stock, sellers are often firm. Knowing the local market tells you when to negotiate and when to act.

Ten
Frequently asked questions