Buying guide

CONDUCT THOROUGH RESEARCH BEFORE BUYING IN MARBELLA

The real estate market in Marbella is international, competitive, and constantly changing, whether you are relocating, investing, or acquiring a second home, success starts with solid research, understanding average prices, legal procedures, and neighbourhoods is essential, the internet allows you to explore listings, analyse prices, and select suitable areas from anywhere.

THE IMPORTANCE OF A LOCAL AGENT IN MARBELLA

Most agents in Marbella share access to a central database, offering an extensive range of properties, while you may browse via multiple professionals, ultimately choosing an experienced local agent is essential, a skilled agent offers more than just access, they guide you, negotiate on your behalf, and ensure a smooth process, although you might hold several introductory conversations, it is wiser to commit exclusively to one trusted advisor, preparation and the right guidance enable you to buy securely, efficiently, and confidently in one of Spain’s most desirable locations.

WHY ENGAGING AN AGENT IS CRITICAL IN MARBELLAS COMPETITIVE MARKET

Online property websites appear useful, but hiring an experienced agent is crucial in a competitive market like Marbella, an agent helps you search with purpose, saves you time, and highlights pitfalls you might overlook, they provide valuable insights into neighbourhoods, hidden opportunities, and investment potential, with an extensive network an agent accesses listings not yet online and reliable service providers, your agent represents your interests from first offer to legal closing ensuring a secure, transparent, and successful purchase.

PREPARATION FOR BUYING A HOME IN MARBELLA, DOCUMENTS AND N.I.E.

Good preparation is essential before buying in Marbella or relocating to the Costa del Sol, our team supports and relieves you of administrative burden, we can arrange notary appointments in Spain via power of attorney allowing us to handle many tasks without you travelling back and forth, Spanish regulations require several administrative steps, arranging these in advance saves time, costs, and delays.

WHY YOU NEED AN N.I.E. NUMBER TO PURCHASE PROPERTY IN SPAIN

Foreign buyers must obtain an N.I.E. number (Número de Identidad de Extranjero), required for almost all official actions in Spain, from buying property, opening bank accounts, registering utilities, to signing contracts, our team can handle this once the power of attorney is in place, you can apply abroad at a Spanish consulate, or in Spain via local police, a recognised gestor, or with our assistance.

DOCUMENTS REQUIRED FOR N.I.E. APPLICATION IN ANDALUSIA

EU citizens need only the identification page of their passport with a copy, non-EU citizens must provide the full passport with copies of all pages, two passport photos, two completed EX-15 forms, and an official reason such as purchasing property, working, or starting a business.

OPENING A SPANISH BANK ACCOUNT

A Spanish bank account is indispensable for anyone purchasing property in Marbella, required for payments, taxes, utilities, receiving mortgages, and transferring the purchase funds, once you hold an N.I.E. number you can open an account usually by appointment at a branch, though physical presence can be delegated via power of attorney.

REQUIRED DOCUMENTS FOR A BANK ACCOUNT

Banks typically require a valid passport or ID, N.I.E. certificate, proof of income or source of funds (such as tax returns or employment contracts), proof of address (rental agreement, title deed or recent utility bill), some banks like BBVA also request a Certificado de No Residente processed in approximately ten working days, foreign documents may need sworn translation into Spanish and an apostille depending on the country of origin, you can send documents in Dutch—our team arranges translation and legalisation.

AVOID DELAYS WITH TIMELY PREPARATION

A common issue among foreign buyers in Marbella is missing out on opportunities due to incomplete banking arrangements or documentation, properties in popular areas sell quickly, without a Spanish bank account and proper paperwork you cannot act promptly, we advise you to have your legal, financial, and tax affairs fully in order before viewing or shortly after arrival, so you are ready to purchase when the right property appears.

HIRING A REAL ESTATE LAWYER FOR PROPERTY PURCHASE IN SPAIN

Engaging a specialised real estate lawyer in Marbella is indispensable, they protect your interests throughout the purchase, from legal checks to tax implications and contract negotiation, within our team we have a Dutch‑speaking property lawyer, ensuring clear and swift communication, in a fast‑moving market like Marbella legal delays can cause you to lose a desirable property.

MORTGAGE IN SPAIN FOR DUTCH BUYERS

Can foreigners obtain a mortgage in Spain? Yes, Spanish banks lend to non‑residents, typically up to 70% of the property’s purchase or appraised value whichever is lower, mortgage conditions differ from those in the Netherlands and require additional paperwork, but with proper guidance the process is manageable remotely, our Dutch‑speaking mortgage advisor supports you throughout, in your own language.

CONDITIONS FOR A SPANISH MORTGAGE

Banks will assess your finances including existing mortgage obligations, housing costs must not exceed 35% of your net monthly income, and the mortgage must be repaid before age seventy‑five, exact conditions vary by bank, property type and personal circumstances, our advisor will clarify these in detail.

DUTCH‑SPEAKING MORTGAGE ADVISOR IN MARBELLA

Our expert mortgage advisor speaks your language and knows the Spanish mortgage system inside out, you submit documents in Dutch, we handle translation and bank communication, so you understand clearly what you can borrow, monthly costs and how to proceed, a well-structured mortgage protects your savings and secures your purchase.

VIEWING PROPERTIES IN MARBELLA

HOW TO PLAN A VIEWING TRIP

Once preparation is complete it’s time to plan your trip to Marbella, a smart approach begins with a targeted shortlist based on your preferences, budget and location, we then organise multiple viewings in a single day to compare properties and gain market insight quickly.

LOOK BEYOND THE PROPERTY

The property matters but location defines lifestyle, consider whether you want a gated community, beach access, proximity to schools, or a quiet street, drive around the area and visit again in the evening as properties can feel very different after dark.

COMMUNICATE OPENLY WITH YOUR AGENT

During viewings, be honest about what you like and dislike, honest feedback allows us to align with your preferences, we adapt and present alternatives until we find the right match.

PURCHASE PROCESS FOR EXISTING PROPERTY IN SPAIN

When you find a property matching your needs the negotiation phase begins, in private transactions your strategy can significantly influence outcome, a written offer should state the proposed price, payment structure, deadlines and conditions, clarify what is included like furniture and appliances avoid misunderstandings and ensure accurate pricing, a well‑prepared offer shows seriousness and increases your success in Marbella’s competitive market.

Negotiating via your agent ensures a structured process, protects your interests, and keeps negotiations professional and calm, direct negotiation can become emotional or confusing, but working through your agent ensures clarity, flexibility, and no pressure, include explicit conditions in writing—such as financing, inspection or sale of your current home—to protect your position, a professional offer is the first step to a successful purchase.

SIGNING CONTRACTS DURING PROPERTY PURCHASE IN MARBELLA

LEGAL STEPS AFTER ACCEPTING YOUR OFFER

Once the seller accepts your offer the legal phase begins, typically involving three stages: signing a reservation contract, a private purchase agreement, and finally the public deed at the notary, this structured process ensures legal protection for both buyer and seller.

WHAT IS A RESERVATION CONTRACT IN SPAIN

When buying property especially in sought‑after areas like Marbella a reservation contract (documento de reserva) is customary, this legally binding contract between buyer and seller holds the property off the market for usually seven to fourteen days, allowing time for legal and technical checks without risk of losing it, the buyer pays a reservation fee—typically €5,000 to €20,000 or about 1% of the price—later deducted from the total purchase price, if the buyer withdraws without valid reason the fee is forfeited, if the seller withdraws they must pay double the fee, this contract offers clarity and legal protection, and prevents sale to another buyer while due diligence takes place.

10% DEPOSIT WITHIN THE PRIVATE PURCHASE CONTRACT (PPC)

After reservation you sign the private purchase agreement and pay a 10% deposit including the reservation amount, if reservation was 1%, you pay the remaining 9%, in some cases especially for high‑value properties the reservation step is skipped and a full 10% deposit is paid at contract signing, there are several contract forms: penalty clauses (arras penitenciales), private purchase contract (contrato privado de compraventa), and purchase option contract (contrato de opción de compra)—each has legal implications for buyer and seller, working with a specialist lawyer ensures legal clarity and protection.

COMPLETION OF PROPERTY PURCHASE IN SPAIN ESCRITURA DE COMPRAVENTA

The final legal step is signing the escritura de compraventa at the notary, buyer seller their legal representatives and bank reps attend, payment is made via certified bank cheques, property ownership transfers immediately and responsibilities pass to the buyer including maintenance and taxes, the notary registers the transfer in the property registry over six weeks to three months, after registration you receive the original title deed and bills for notary, registration and taxes, once documents are ready you can set up utilities and community fees in your name completing the acquisition.

WHEN MUST THE SELLER VACATE THE PROPERTY

Ownership and access transfer upon signing the public deed unless otherwise agreed, at that moment you receive the keys, if the seller needs time to vacate this must be documented in the private purchase agreement or additional written agreement before signing at the notary, without written agreement the buyer has the right to occupy immediately, legal advice ensures you remain protected.

TAXES AND COSTS WHEN BUYING PROPERTY IN ANDALUSIA

Understanding additional taxes and legal costs upfront is essential, these vary by property type (new build or resale), your fiscal status and eligible reductions.

TRANSFER TAX ITP FOR RESALE PROPERTIES

For resale homes buyers pay transfer tax (ITP), in Andalusia the standard rate in 2025 is 7% of the purchase price, with reduced rates: 6% for properties under €150,000 purchased as a primary residence, 3.5% for buyers under 35, victims of domestic violence or terrorism, purchases in depopulated areas, disabled persons with 33% impairment, or large families—home must serve as primary residence and price below €250,000, a 2% rate applies to registered real estate traders or government bodies purchasing to resell within five years, failure to meet conditions triggers backdated standard rate of 7% plus penalties and interest.

VAT IVA AND DOCUMENTED LEGAL ACTS AJD FOR NEW BUILD

For new build purchases from developers buyers pay 10% VAT (IVA) instead of transfer tax, plus 1.2% AJD tax on notarised documents, both payable at deed signing under Spanish law.

CAPITAL GAINS TAX PLUSVALÍA MUNICIPAL

Sellers may pay local capital gains tax (Plusvalía Municipal) based not on sale price but land value increase since purchase, here too clear negotiation agreements are advisable as rates depend on years of ownership and local municipality regulations.

CADASTRAL VALUE AND ITS IMPORTANCE

The cadastral value (valor catastral) is a government‑assigned property valuation used to calculate taxes like IBI (property tax), wealth tax, and Plusvalía Municipal, it is typically lower than market value and registered with the property registry, owners can request a revision if they believe the valuation is too high.

OWNER TAXES IN ANDALUSIA FOR RESIDENTS AND NON‑RESIDENTS

Once you own property you face annual taxes regardless of residency status.

CAPITAL GAINS TAX WHEN SELLING

Residents pay capital gains tax between 19% and 26% depending on profit, sellers over age 65 may qualify for exemptions if it was their primary residence, non‑residents pay 24% or 19% if EU/EER residents.

INHERITANCE AND GIFT TAX ISD

Inheritance and gift tax (ISD) in Andalusia depends on relationship to the donor, close family members benefit from significant allowances, non‑residents may owe inheritance tax in their home country depending on tax treaties.

WEALTH TAX IMPUESTO SOBRE EL PATRIMONIO

Spain’s wealth tax applies to residents and non‑residents with significant assets in Spain, rates range from 0.2% to 2.5% depending on total taxable wealth, Andalusia offers a €700,000 exemption per person including non‑residents, above this the taxable amount includes property, savings, investments, and luxury goods.

PROPERTY TAX IBI

IBI is an annual local property tax based on cadastral value, rates in Andalusia range between 0.4% and 1.1%, in Marbella this typically results in annual bills between €200 and €1,500 depending on property type and location.

GARBAGE TAX TASA DE BASURAS

Owners pay an annual garbage collection tax, depending on property size and location, averaging €150 to €300 per year in Marbella.

NON‑RESIDENT INCOME TAX IRNR

Non‑residents must pay annual income tax regardless of rental status. If not rented they pay on a notional rental income, often 1.1% or 2% of cadastral value at 24% for non‑EU residents or 19% for EU/EER residents, e.g. a €700,000 cadastral value implies €14,000 base, taxed at €3,360 for EU residents. If rented, income must be declared; non‑EU residents pay 24% with no deductions, EU/EER residents pay 19% with deductible expenses, tax treaties may affect final amounts, professional advice is recommended to avoid penalties.

RESIDENT INCOME TAX IRPF

Tax residents pay IRPF on worldwide income including rental profits, with progressive rates between 19% and 47%, deductible items include mortgage interest, maintenance, renovations, insurance.

COSTS OF OWNING A PROPERTY IN MARBELLA

MAINTENANCE COSTS

Owning property in Marbella involves fixed upkeep costs, villa owners face pool, garden, cleaning, repairs and utility checks, apartment residents in gated communities pay community fees covering shared services—these vary greatly depending on property size and facilities.

COMMUNITY FEES COMUNIDAD DE PROPIETARIOS

Owners in complexes or gated communities are members of the Homeowners Association, paying fees for maintenance of common areas such as pools, lifts, gardens, security, and infrastructure—costs range from several hundred to thousands of euros annually, depending on luxury and amenities.

PRACTICAL MATTERS AFTER PROPERTY TRANSFER

After the transfer is complete and you officially own your Spanish property you’re close to beginning your new life, but several practical tasks remain to start smoothly: setting up utilities including electricity, water, internet, and arranging home insurance, these steps can be time‑consuming especially if unfamiliar with Spanish providers or language, our team can guide you or take responsibility for these tasks entirely.

ENJOY A MOVE‑IN READY HOME FROM DAY ONE

We offer comprehensive after‑sales service and property management, including furnishing, professional cleaning and turnkey handover—so your property is fully ready to occupy upon arrival. Whether you purchased a holiday home, emigrated, or invested, we ensure a seamless transition, from interior advice to utility arrangements so you can start enjoying your Spanish home immediately.

READY TO BUY IN MARBELLA

Buying in Marbella is a significant emotional and financial decision, whether you seek a holiday home, permanent residence or smart investment we offer a personalised approach aligned with your goals, backed by years of local experience and a reliable team of Dutch‑speaking agents, lawyers and mortgage advisors in Spain, we support you fully from property search to legal, tax and financial settlement, we assist you in finding beachfront villas, central apartments or family homes near international schools and advise on long‑term investment opportunities.

Take your first step towards your dream home on the Costa del Sol, contact us today to discover how we can guide you through a worry‑free purchase in Marbella and surroundings.