The general Andalusian transfer-tax rate for real estate is currently 7%. Certain reduced rates exist for qualifying purchases.
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A clear path from search to keys
The Marbella
buyer’s guide.
A practical overview of buying a home in Marbella—from preparing your finances and finding the right property to due diligence, completion and aftercare.
Reviewed against official sources · July 2026Before you begin
A good purchase starts with the right preparation.
The process is straightforward when the commercial, legal and financial work happens in the right order. Your real-estate adviser helps with the search and negotiation, while an independent Spanish lawyer, tax adviser and—where relevant—mortgage specialist protect the technical parts of your purchase.
This guide is general information, not legal, tax or financial advice. Rules and rates can change, and your advisers should confirm the position for your circumstances before you sign or transfer funds.
At a glance
Resale and new-build purchases are taxed differently.
A first delivery by a developer is generally subject to 10% VAT. The public deed is normally also subject to Andalucía’s general 1.2% AJD rate.
Legal, notarial, registry, banking, valuation and other costs depend on the property and the buyer’s circumstances.
Define your brief and complete budget
Start with how you intend to use the property: permanent home, second residence, investment or a combination. Decide which areas, property type and lifestyle features matter most, then separate essentials from preferences.
Your budget should include the purchase price, taxes and professional costs. For a resale property in Andalucía, the general transfer-tax rate is currently 7%. A qualifying new home bought from a developer is generally subject to 10% VAT, with the public-deed transaction normally also subject to Andalucía’s general 1.2% AJD rate. Reduced rates or different treatment can apply in specific circumstances, so obtain a personalised calculation before committing.
Ask for a complete cost estimate—not only the advertised purchase price.
Prepare your NIE, funds and financing
A foreign buyer will normally need a Spanish foreigner identity number, known as an NIE, for the transaction and related tax formalities. The National Police allows an NIE to be requested for economic interests, either in Spain or through a Spanish consular office when the applicant is abroad.
If you need a mortgage, begin conversations with lenders early. Also prepare evidence showing the origin of your funds, identification documents and any company or power-of-attorney documents that may be relevant. International buyers should consider exchange-rate movements before setting a final euro budget.
Starting the NIE and financing work early prevents avoidable delays later.
Search by lifestyle—not only by listing
Marbella is a collection of distinct micro-markets. Commute time, walkability, schools, beach access, security, community fees, orientation and seasonality can matter as much as the house itself.
A focused shortlist makes viewings more useful. Compare each property against the same criteria and ask for the latest status before travelling, as availability and pricing can change quickly.
The right area is often the most important long-term decision.
Make an offer and agree reservation terms
Once you choose a property, the commercial terms are usually recorded in writing. A reservation payment may be requested to remove the property from active marketing while the next documents and checks are prepared.
Before transferring money, make sure the document clearly identifies the property, price, payment destination, reservation period, conditions and refund position. Have your independent lawyer review the wording because reservation practices and consequences vary.
Do not rely on verbal conditions when money is being transferred.
Complete independent legal due diligence
Your lawyer should verify ownership and registered charges through an up-to-date nota simple, then review the property description, planning position, relevant licences, cadastral information, community status, outstanding IBI property tax and other documentation appropriate to the property.
For off-plan purchases, checks should also cover the developer, ownership of the land, construction authorisation, delivery terms, first-occupation documentation and protection of advance payments. Technical inspections can be valuable, particularly for older villas or properties that have been extended.
Legal and technical checks should be independent of the seller.
Sign the private purchase contract
After satisfactory checks, the parties commonly sign a private purchase contract setting out the price, deposit, completion date, included items, allocation of costs and what happens if either party does not complete.
Different contract and deposit structures can have different consequences. Your lawyer should explain the precise wording and confirm that any conditions—such as finance, document delivery or removal of a registered charge—are properly recorded before you sign.
Only sign once you understand the obligations and exit conditions.
Finalise the mortgage and completion funds
If financing is involved, the lender normally arranges its valuation and completes its approval process. A mortgage indication is not the same as final approval, so avoid committing on assumptions.
Before completion, your lawyer or adviser will prepare the balance needed for the price, taxes and expenses. Confirm payment instructions through a trusted channel and be alert to last-minute bank-detail changes.
Verify every payment instruction independently before sending funds.
Complete before a Spanish notary
Completion normally takes place through the public deed of sale at the notary. The deed records the parties, property, agreed terms and payment method. Where there is a mortgage, the bank is also involved in the completion arrangements.
The notary checks key legal elements, explains the deed and can present it electronically to the Property Registry. Once the deed is signed and the agreed payment is completed, possession and keys are usually delivered in accordance with the contract.
You may complete personally or through a properly authorised representative.
Pay taxes and register your ownership
After signing, the relevant purchase taxes must be filed and paid and the deed registered in the Property Registry. Andalucía currently provides a two-month filing period for ITP and AJD transactions from the day after the taxable event, but your legal or administrative representative should confirm the deadline and handle the correct filing for your case.
Registration protects your recorded ownership against third parties. Retain the authorised deed, proof of tax payment, registry confirmation and all professional invoices.
Completion day is not the final administrative step.
Set up the property after completion
Transfer utilities, notify the owners’ community, arrange insurance and update direct debits. Keep a calendar for IBI, community fees and any non-resident or resident tax obligations.
If you intend to renovate or rent the property, obtain professional advice before starting. Planning permissions, community rules, tourism regulations and tax treatment depend on the property and intended use.
Good aftercare turns a completed purchase into an easy ownership experience.
Ready to take the first step?
Tell me what the right Marbella property looks like.
I’ll help you turn your priorities into a focused shortlist and guide you through the search with clear, personal communication.
Official reference points