Buying property in Marbella isn’t just about finding the right villa or beachfront apartment. It’s about understanding the real numbers behind the purchase. And honestly, this is where many buyers get caught off guard.
As a boutique agency based on the Costa del Sol, we believe clarity builds confidence. Below you’ll find a clear, up-to-date overview of property purchase costs in Andalusia, reflecting the new regulations that came into effect on 1 January 2026.
If you’re considering buying in Marbella or the surrounding areas, here’s what you need to know.
1. New-Build Properties in Andalusia
When buying a brand-new property directly from a developer, the taxes differ from resale purchases.
VAT (IVA): 10%
You’ll pay 10% VAT on the purchase price. This applies to newly built homes sold for the first time.
Stamp Duty (AJD / IAJD): 1.2%
In addition to VAT, you must pay 1.2% stamp duty on the purchase price.
Total Tax on New Builds
In practical terms, buyers should calculate approximately:
11.2% of the purchase price in taxes alone.
For example:
€500,000 new-build apartment
€50,000 VAT
€6,000 AJD
Total tax: €56,000
And that’s before legal and administrative costs (which we’ll cover below).
2. Second-Hand (Resale) Properties
Resale properties follow a different tax structure.
Property Transfer Tax (ITP): 7%
The standard ITP rate remains 7% of the purchase price in Andalusia.
So if you buy:
€800,000 resale villa
ITP = €56,000
Simple. Clear. Predictable.
3. UPDATED 2026: Reduced 2% ITP (Strict Conditions)
Now here’s where things changed.
As of 1 January 2026 (Law 8/2025), the previously flexible reduced ITP scheme has become significantly stricter.
The reduced 2% ITP is no longer accessible to most buyers. It’s designed specifically for professional operators — and the rules are tight.
To qualify, ALL of the following must apply:
A) 2-Year Resale Window
The property must be resold within maximum 2 years.
(Previously, investors had 5 years.)
B) €500,000 Value Cap
The total property value — including garages and annexes — must not exceed €500,000.
If the price exceeds €500,000:
The 2% rate is completely void
The full 7% applies to the entire purchase price
No partial benefit.
C) Professional Status
The buyer must:
Be a professional real estate company or individual
Incorporate the property as stock/inventory, not as a fixed asset
This means private individuals cannot use it.
! Penalty Rule
If the property is not resold within 2 years:
You must pay the difference between 2% and 7%
Plus interest
In other words, it’s a serious commitment.
For most private buyers in Marbella, the realistic assumption remains:
7% ITP on resale properties.
4. General Administrative & Legal Costs (All Purchases)
Taxes are only part of the equation. Every property purchase in Andalusia also includes professional and administrative costs.
Here’s what to expect:
Lawyer’s Fees
Typically 1% to 2% of the purchase price + VAT.
We strongly recommend using an independent lawyer. Especially in Marbella, where due diligence on planning permissions, debts, and community status is essential.
Notary Fees
Government regulated.
Usually between €600 and €1,200
(Approx. 0.2% – 0.5% of price)
Land Registry Fees
Typically €400 to €700
(Approx. 0.1% – 0.25%)
Bank Charges (If You Finance)
Property valuation: €250 – €600
Important: Under the 2019 Mortgage Act, the bank must pay:
Notary costs related to the mortgage deed
Registry costs related to the mortgage
Mortgage stamp duty
This significantly reduced buyer mortgage costs compared to the past.
Gestoría Fees
€300 – €600
They handle:
Tax filing
NIE processing
Utility transfers
Administrative follow-up
Real Estate Agency Fees
In Marbella, the seller traditionally pays the agency commission (typically 3–5%).
For buyers, agency fees are generally 0%.
However, always verify this upfront.
5. Total Estimated Purchase Costs in Marbella
To simplify:
New-Build Property
Expect approximately:
13% – 15% total on top of purchase price
(11.2% taxes + legal & administrative costs)
Resale Property
Expect approximately:
9% – 12% total on top of purchase price
(7% tax + legal & administrative costs)
6. Why Understanding Costs Matters in Marbella
Marbella attracts international buyers — investors, lifestyle relocators, second-home families.
Yet the biggest mistake we see?
Underestimating acquisition costs.
A €1,000,000 property is never just €1,000,000.
Proper cost planning affects:
ROI calculations
Rental yield projections
Cash flow
Mortgage leverage strategy
Exit planning
Especially now, with stricter 2026 tax rules, professional guidance matters more than ever.
What are the property purchase taxes in Andalusia in 2026?
The purchase taxes are in Andalusia, Marbella:
New build: 10% VAT + 1.2% AJD
Resale: 7% ITP
Reduced 2% ITP only for professional investors meeting strict criteria
How much are total buying costs in Marbella?
Total buying costs:
Around 13–15% for new builds
Around 9–12% for resale properties
Do buyers pay real estate commission in Marbella?
Usually no. The seller typically pays the agency fee.
Has the reduced ITP changed in 2026?
Yes. The resale window is now 2 years (previously 5), capped at €500,000, and limited to professional operators only.
Final Thoughts
Buying property in Marbella requires more than finding a beautiful home with sea views. It requires understanding structure, taxation, timing, and legal positioning.
At Move2Marbella, we guide clients not just toward properties — but toward informed, secure decisions.
If you’d like a personalised cost breakdown for a specific property or investment scenario, contact us.
Clarity first. Commitment second.
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