Buying property in Marbella

A practical overview for Dutch and international buyers considering a home on the western Costa del Sol — updated for 2026.

Marbella and the surrounding municipalities attract buyers for the climate, international schools, golf courses and a property stock that ranges from €300,000 apartments to multi-million-euro villas. Most purchases by non-residents follow a predictable sequence, but the details — taxes, legal checks, financing and which agency actually knows your target area — are where mistakes get expensive.

Which area fits your search?

Marbella is not one market. Buyers often narrow their search to:

• Marbella town & Golden Mile — walkable, established, strong resale demand; apartments and frontline properties at premium prices.
• Nueva Andalucía & Golf Valley — popular with Northern European buyers; townhouses and villas near golf, restaurants and Puerto Banús.
• Estepona — newer builds, more value per square metre, growing marina and old-town appeal.
• Benahávis & Sierra Blanca — hillside villas, privacy, views; typically higher budgets and longer searches.

Choosing the right area before you contact agencies saves months of irrelevant viewings. Each neighbourhood has different inventory, pricing and off-market access — which is why a targeted introduction to the right specialist matters more than contacting ten generic portals.

The buying process step by step

1. Define budget and timeline — include purchase costs (typically 10–13% on top of the price) and whether you need a mortgage.
2. Obtain a Spanish NIE — foreign tax identification number, required for purchase, utilities and bank account.
3. Engage an independent lawyer — your lawyer checks title, debts, planning permissions and drafts the private purchase contract. Do not rely solely on the seller's lawyer.
4. Reservation and private contract — a reservation deposit (often €6,000–€10,000) may secure the property; the private contract (contrato de arras) sets the price, timeline and penalties.
5. Due diligence — land registry check, community fees, IBI (council tax), building licences for extensions or pools.
6. Notary completion — deed signed before a notario; purchase tax or VAT paid; keys and registry submission follow.

From first viewing to keys typically takes 6–12 weeks for resale property, longer for new-build off-plan where stage payments apply.

What does it cost? (kosten koper)

Dutch buyers often ask about kosten koper — in Spain, buyer-side costs are separate from the advertised price. Budget roughly:

• Transfer tax (ITP) — on resale homes, Andalucía rates are tiered by price (approximately 7–10% on most Marbella purchases).
• VAT + stamp duty — on new-build properties from a developer (10% VAT plus ~1.5% stamp duty).
• Notary and registry — typically €1,500–€3,500 depending on price.
• Legal fees — often 1% of purchase price or a fixed fee from €1,500.
• Mortgage costs — arrangement fee, valuation, registry of charge if applicable.

As a rule of thumb, add 10–13% to the purchase price for resale, or follow your lawyer's written estimate before you sign.

NIE number for foreign buyers

The Número de Identificación de Extranjero (NIE) is your Spanish tax ID. You need it to buy property, open a Spanish bank account and connect utilities. EU citizens can apply via the local police station (comisaría) or Spanish consulate in their home country; non-EU buyers follow similar routes with additional documentation.

Many buyers obtain an NIE early — even before travelling — so reservation contracts can proceed without delay. A gestor or your lawyer can assist; allow several weeks if applying from abroad.

Mortgages in Spain for non-residents

Spanish banks lend to non-residents, usually up to 60–70% loan-to-value for holiday homes, with affordability assessed on international income. You will need:

• NIE and Spanish bank account
• Proof of income, tax returns and existing liabilities
• Property valuation by a bank-approved surveyor
• Life or payment protection insurance (often required)

Rates and terms vary; Dutch buyers sometimes finance via a Dutch mortgage on existing assets instead. Pre-approval before you make a reservation strengthens your position in competitive areas like Nueva Andalucía.

What to expect from the notary

The notario is a public official who certifies the sale — not your personal legal adviser. They verify identities, confirm payment of taxes and register the deed. Your lawyer should attend or review the draft deed beforehand. On completion you pay the remaining balance (minus deposit), taxes and notary fees; the notary submits the title to the land registry (Registro de la Propiedad).

Why use an independent introduction?

Marbella has hundreds of agencies and aggregators. Most buyers who go direct contact whoever advertises first — not whoever knows their area and budget best. AGG.homes does not sell property. A. Gonzalez introduces you to one established partner agency matched to your search, at no extra cost to you. The agency pays for the introduction; you get a specialist with relevant stock and local knowledge from day one.