How to Buy Property in Marbella

Before you view a single property, establish your true maximum budget. The listed price is only part of what you will pay. In Andalusia, acquisition costs add 10–13% to the purchase price, depending on whether the property is a resale or new build.

On a €500,000 resale property: budget €50,000 in costs on top. On a €500,000 new build: budget €65,000. This should inform the price ceiling you set, not be absorbed as a surprise at completion.

The NIE (Número de Identificación de Extranjero) is Spain's foreigner identification number. You cannot buy property, open a bank account, pay taxes, or sign any legal document in Spain without one. The official fee is €12 and it takes minutes to apply for — but the processing delay can kill a deal if you haven't done it yet.

The NIE is a unique, permanent number (format: letter + 7 digits + letter). It never expires and never changes, even if you change your passport or citizenship. You only ever need to get it once.

Most buyers reading this are outside Spain. Here are your three options:

A Spanish bank account is required to pay taxes, receive mortgage funds (if applicable), and handle completion funds in the format Spanish notaries require (certified bank cheques drawn on a Spanish account). You will also need it for ongoing property costs: IBI (council tax), community fees, utility direct debits.

Not all Spanish banks are equally suited to foreign buyers. Banco Sabadell has the strongest track record for English-speaking service in Marbella, with dedicated international client teams and over 50 branches on the Costa del Sol. CaixaBank's HolaBank service is also purpose-built for non-residents. Account setup typically takes 1–2 weeks.

This is the most important decision in the process. You need your own lawyer — not the developer's recommended lawyer, not the agent's preferred firm. An independent lawyer works for you and only you.

What they do: title search (checking the property is owned free of debts and legal issues), planning status verification, community fee checks, review of all contracts before you sign, coordination of the Valor de Referencia check, tax filings, and registration after completion.

Standard legal fees are around 1% of the purchase price plus 21% VAT, though some firms offer fixed-fee arrangements. On a €600,000 purchase that's approximately €7,260 — a cost that has consistently proven its value when issues are found before, rather than after, completion.

With your budget confirmed and your legal structure in place, you can search with clarity. Use area-level transaction data — not just asking prices — to understand realistic price points in each Marbella sub-area. Asking prices in Marbella average significantly above what properties actually transact for; the gap varies by district and is the single most useful number in your negotiation.

Marbella's 28 sub-areas vary considerably in character, buyer profile, and price trajectory. The Golden Mile, Sierra Blanca, and Nueva Andalucía function as distinct micro-markets, not one homogeneous "Marbella." Selecting the wrong area is a harder mistake to reverse than overpaying slightly in the right one.

Once you agree on a price, the transaction is formalised with a private purchase contract — the Contrato de Arras. This is a legally binding document. The buyer pays a deposit, typically 10% of the agreed purchase price.

The Arras contract sets the terms: price, completion date, what is included in the sale, and the penalty structure. If the seller pulls out after signing, they owe you double the deposit. If you pull out, you forfeit the deposit.

Never sign an Arras contract before your lawyer has reviewed it. The contract defines your legal position for the entire transaction. Amendments are far easier to make before signing than after.

Between signing the Arras and completion, your lawyer performs a thorough investigation of the property. This is what you are paying for.

Key checks include: title deed verification (is the seller the legal owner?), nota simple from the Land Registry (outstanding mortgages, charges, liens), community fees (are they paid up to date?), IBI (council tax, no arrears), planning status (is the property legally built? any pending enforcement orders?), and the Valor de Referencia — the tax authority's reference value for the property.

The Valor de Referencia matters because if your purchase price is below this figure, the Spanish tax office may calculate your ITP based on the higher reference value — resulting in a larger tax bill than anticipated. Your lawyer checks this in advance so there are no surprises.

If you need a mortgage, Spanish banks lend to non-residents. In 2026, typical terms for non-resident buyers are 60–70% LTV (loan-to-value), maximum 25-year term, with rates from approximately 2.8% for fixed-rate products. You will need to demonstrate income, assets, and creditworthiness in your home country.

Obtain mortgage pre-approval before signing the Arras if possible — your completion timeline depends on it. A mortgage adds an extra layer of cost: a bank valuation (tasación) of €300–€600, and potentially an arrangement fee of 0.5–1%. Since the 2019 Mortgage Law reform, the bank — not the buyer — pays the mortgage deed notary and registry costs and the AJD on the mortgage deed.

Completion takes place at a notary's office (notaría). The notary is a public official who authenticates the transaction — they are neutral, not your representative. Both buyer and seller (or their attorneys under power of attorney) sign the Escritura Pública, the official title deed.

Funds transfer at the notary via certified bank cheques drawn on your Spanish account, or confirmed bank transfer. The balance of the purchase price (minus the Arras deposit already paid) changes hands at this stage, along with the keys. This is why having a Spanish bank account set up well in advance is non-negotiable — Revolut and Wise cannot issue the certified cheques a notary requires.

Notary fees are regulated by the Spanish government, ranging from approximately €600 to €1,200 depending on the property value and deed complexity. The buyer typically selects and pays the notary for the purchase deed.

Within 30 working days of the notary signing, taxes must be paid to the regional tax authority (Junta de Andalucía). For resale properties: 7% ITP. For new builds: 10% VAT (to the developer at signing) plus 1.2% AJD stamp duty. Your lawyer typically handles these payments on your behalf.

Once taxes are paid, the deed is submitted to the Land Registry (Registro de la Propiedad) for inscription. This is the final step that legally records you as the property owner. Land Registry fees range from approximately €400 to €800.