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Buying guide

How buying in Marbella works.

Every step from the first viewing to the keys, with the taxes, costs and Spanish terms explained before you commit.

Tiled rooftops beneath La Concha at dusk

02What we sell

From hillside villas to homes on the coast.

A white villa with a pool and lawn among palm trees

Sierra Blanca · El Madroñal · La Zagaleta · Benahavís

Villas in the hills

Houses on their own plot above the coast, from gated hillsides beneath La Concha to large wooded estates in Benahavís.

  • Sea views, privacy and space
  • Villas mostly from €1.5 million
  • Private viewings, in person or by video
Arrange a viewing

We also help with apartments, townhouses and new developments on the coast, at lower prices, with the same care and in your language.

Guides only, based on 2026 asking prices. What a budget buys changes with the market; we always confirm with current listings.

03How it works

From the first call to the keys.

Your purchase is checked by an independent lawyer you choose; we give three names we trust, never one.

Timelines are typical, not guaranteed. The buyer's lawyer confirms each step.

  1. 01

    First call

    Budget, areas and timing.

  2. 02

    Your brief

    A written brief in your language.

  3. 03

    Viewings

    A shortlist, in person or by video.

  4. 04

    Offer

    Terms negotiated and agreed in writing.

  5. 05

    Checks

    Your lawyer reviews title, permits and debts.

  6. 06

    Notary

    Signing, keys and your first week.

04Timeline and documents

What happens when.

  1. Reservation

    A small deposit takes the home off the market while the lawyer checks it.

  2. Arras

    Private contract with a deposit, usually 10% of the price.

  3. Completion

    Signing at the notary, often four to eight weeks after the arras.

  4. Registry

    The deed is registered in the buyer's name, usually within weeks.

05Taxes and costs

What buying and owning cost.

The cost sheet we send before any offer sets out each of these for the home in question.

ITP
Transfer tax on resale homes: 7% in Andalusia, paid by the buyer.
IVA + AJD
On new builds: 10% VAT plus 1.2% stamp duty, paid by the buyer.
Gastos
Notary, registry and lawyer: roughly 2 to 3% of the price.
IBI
Annual municipal property tax, based on the cadastral value.
Basura
Annual municipal waste collection fee.
Comunidad
Monthly fees for shared areas in a community or gated estate.
IRNR
Yearly non-resident income tax (Modelo 210) on a home you use yourself: an imputed income of 1.1 to 2% of the cadastral value, taxed at 19% for EU/EEA residents and 24% for everyone else.
Patrimonio
Wealth tax. Andalusia applies a 100% relief, but the national solidarity tax can apply above €3 million of net assets in Spain. Ask a tax adviser.
Plusvalía
Municipal tax on the land's rise in value, paid by the seller. If the seller is non-resident, the buyer withholds it and pays it in.
Retención 3%
When a non-resident sells, the buyer holds back 3% of the price and pays it to the tax office within a month (Modelo 211), on account of the seller's capital gains tax.

Total buying costs: about 9 to 11% on a resale and 13 to 15% on a new build. Figures for Andalusia, 2026; always confirm with the lawyer.

06Spanish terms

The words you will hear at the notary.

NIE
Foreigner's identification number, needed to buy, sign and pay taxes.
Nota simple
Land registry extract: owner, size, mortgages and other registered charges. Unpaid taxes and community fees are checked separately.
Contrato de arras
Private purchase contract with a deposit, usually 10%: lost if the buyer walks away; a seller who withdraws pays back double.
Escritura
Public deed of sale, signed in front of the notary.
Notario
Public official who checks identities and certifies the sale.
Registro de la Propiedad
Land registry where the new owner is recorded after signing.
Poder notarial
Power of attorney, so a lawyer can sign for a buyer abroad.
LPO
Licencia de primera ocupación: the occupancy licence that homes built before 2020 hold. Since 2020 most new homes in Andalusia use a declaración responsable de ocupación instead.
Superficie construida
Built area: the size shown on Spanish listings, measured to the outer walls and including a share of terraces and common areas. Larger than the usable area (superficie útil).

07Rentals and relocation

Renting, and settling in.

  1. Long-term rentals

    For families settling in

    Contracts of a year or more. We check the tenant, write the contract in their language and do the handover.

    • References
    • Contract in four languages
    • Inventory and handover

  2. Private short-term rentals

    Holiday lets, kept small

    For owners who let their home for part of the year. We guide you through the licence and look after the guests and the cleaning.

    • Tourist licence guidance (VFT)
    • Guest checks
    • Cleaning and maintenance

  3. Relocation

    Settling in

    Introductions to lawyers, schools, banks and tax advisers we know.

Short-term rental rules in Andalusia change often. We confirm licence requirements with the lawyer before taking on a property.

La Concha mountain above Puerto Banús at sunset

Private viewings by appointment

Start with a conversation.

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