Buying property on the Costa del Sol as a non-resident is entirely doable, but the process has pieces that brochures skip. Here is the unsweetened version.
1. NIE — the step that slows almost everyone down
The NIE (Foreigner Identification Number) is mandatory to sign any purchase contract, open a Spanish bank account and pay taxes. You can request it through a Spanish consulate in your home country or directly in Spain (at a police station). Typical lead time: 1–4 weeks from the appointment.
If you are already in Spain and don't want to wait, a local gestor (administrative agent) can fast-track it via power of attorney. Budget €150–€400.
2. Independent lawyer — not the developer's
The classic mistake is accepting the lawyer suggested by the developer or the agency. Hire your own. Their job is to:
- Review the building licence and the property registry extract (nota simple).
- Verify the property is free of encumbrances (mortgages, liens, unpaid community fees).
- Draft or review the reservation contract (arras, usually 10% deposit) and the purchase contract.
- Accompany you on the day of signing at the notary.
Standard fee: 1% of price + VAT, with a €1,500–€2,500 minimum.
3. Real purchase costs (on top of the price)
New-build (the bulk of Costa del Sol projects in 2026):
- VAT: 10% of purchase price (residential).
- Stamp duty (AJD): 1.2% in Andalucía.
- Notary: 0.3–0.5%.
- Land registry: 0.2–0.4%.
- Lawyer: ~1% + VAT.
Total costs on top of price: roughly 13–14% for new-build. Yes, that's a lot. Price it in from the start.
Resale: instead of VAT you pay ITP (Transfer Tax) of 7% in Andalucía. Total costs: ~10%.
4. Mortgages for non-residents
Spanish banks lend to non-residents, but on more conservative terms:
- Typical loan-to-value: 60–70% (vs ~80% for residents).
- Terms up to 25–30 years, capped by your age at the end of the loan.
- Fixed rates in 2026 sit between 3.5% and 4.5%, depending on profile.
You will be asked for three years of tax returns from your home country, employment contract or business accounts if self-employed, and a reference letter from your current bank. Start the process in parallel with house-hunting, not after.
5. Signing day
The sale is formalised before a Spanish notary. You — or your lawyer with power of attorney — sign. The notary reads the deed, verifies the funds transfer and hands over the authenticated copy. The land registry inscription follows in the weeks after.
Bring enough liquidity for taxes and fees: your lawyer should send you a detailed closing statement before signing day.
6. After the keys: what most buyers forget
- Local bank account: essential for direct-debiting community fees, IBI and utilities.
- IBI (annual property tax): paid yearly to the town hall. In Marbella roughly €600–€1,500 a year for mid-sized flats.
- Non-resident income tax: if the property is not rented, an imputed income is calculated and taxed at ~19%. If rented, real rental income is declared.
If you have questions about a specific Costa del Sol project, write to us. We'll send current availability, developer terms, and references to independent lawyers we have worked with.