Marbella has long been the jewel of the Costa del Sol — a place where Michelin-starred dining, private beach clubs and the Sierra Blanca mountains meet three hundred days of sunshine. Spain places no restriction on foreigners owning residential property, and every year buyers from across Europe, the Middle East and the Americas complete their purchase here. Yet the rules have shifted in recent years. This guide sets out what international buyers need to know in 2026, with every figure linked to its official source.
The Marbella Market in 2026
Marbella remains the most expensive municipality on the western Costa del Sol. According to idealista’s September 2026 data, the average asking price reached €5,967/m², up 3.2% year on year, ahead of Benahavís (€5,602/m²) and Estepona (€5,021/m², up 17.1%) (Área Costa del Sol, 4 October 2026). These are advertised prices rather than completed sales, and in the prime enclaves — the Golden Mile, Sierra Blanca or frontline Los Monteros — values per square metre are considerably higher. A tailored valuation is therefore essential before any offer.
The Golden Visa Has Ended — What That Means
Until 2025, a property purchase of €500,000 or more could unlock a Spanish investor residence visa. That route no longer exists. Organic Law 1/2025 entered into force on 3 April 2025 and abolished investor residence visas entirely, including the real-estate route (Ministerio de Vivienda, 2 April 2025; BOE-A-2025-76). Applications filed before that date continue to be processed, and existing permits may be renewed under the transitional criteria (Ministerio de Inclusión).
In practice, buying a home in Marbella no longer grants residence. Non-EU buyers who wish to live here should explore other routes — such as the non-lucrative visa or the digital nomad visa — with an immigration lawyer, and treat the purchase decision on its own merits.
Purchase Taxes: Resale vs New Build
The single largest cost after the price itself is tax, and it depends on whether the home is new or resale.
Resale property. You pay the Property Transfer Tax (Impuesto sobre Transmisiones Patrimoniales, ITP). In Andalusia the general rate has been 7% since 28 April 2021, confirmed by Law 5/2021 (Junta de Andalucía – Medidas vigentes ITPAJD). Reduced rates of 6% and 3.5% exist only for a main home under strict value ceilings (€150,000 or €250,000) (Junta de Andalucía – tipo reducido) — so they rarely apply in Marbella. The Junta announced in September 2026 a plan to reduce the rate to 6.75% from 2027, but this is not yet law; budget with 7% (Expat Andalucía).
The tax base is the higher of the price you pay and the cadastral reference value, and the return (Modelo 600) is due within two months of signing (Expat Andalucía).
New build from a developer. Instead of ITP you pay 10% VAT (IVA) plus 1.2% stamp duty (AJD) (Junta de Andalucía – impuestos de compra; ATRIAN – AJD).
| Example: €2,000,000 home | Resale | New build |
|---|---|---|
| ITP 7% | €140,000 | — |
| IVA 10% | — | €200,000 |
| AJD 1.2% | — | €24,000 |
| Purchase tax total | €140,000 | €224,000 |
On top of tax, budget for notary and Land Registry fees (set by official tariffs), independent legal fees, and — if you finance — mortgage valuation and bank costs. Your lawyer will provide an exact estimate.
Owning as a Non-Resident: Annual Taxes
If you do not live in Spain and the home is not let, you still pay Non-Resident Income Tax on an imputed income. The base is 1.1% of the cadastral value (where values were revised within the last ten years) or 2% otherwise, taxed at 19% for EU/EEA residents and 24% for others (Agencia Tributaria – imputed income). It is declared on Modelo 210; for the 2026 tax year the filing window runs from 1 April to 31 December 2027 (Agencia Tributaria – Modelo 210 deadlines). Municipal property tax (IBI) and community fees are additional.
The Buying Process, Step by Step
- Define your brief. Area, lifestyle, budget including taxes, and whether you prefer resale or new build.
- Obtain your NIE (foreigner identification number), required for the purchase deed and tax filings, and open a Spanish bank account.
- Appoint an independent lawyer — never the seller’s — to run due diligence: title at the Land Registry, debts, licences, urban-planning status and community charges.
- Reservation. A small deposit takes the property off the market while checks are completed.
- **Private purchase contract (arras).** Typically around 10% of the price is paid; if the buyer withdraws the deposit is forfeited, and if the seller withdraws they normally return double.
- Completion before a notary. The balance is paid, the deed (escritura) is signed and keys are handed over.
- After completion. Pay ITP or IVA/AJD within the deadline, register the deed at the Land Registry, and transfer utilities and IBI into your name.
Why Work with Premiere Global
Our advisers know every enclave from Puerto Banús to Cabopino, and coordinate lawyers, valuers, NIE appointments and notaries so that your purchase feels effortless. Explore luxury property for sale on the Costa del Sol or our Marbella collection.
Begin your private search — WhatsApp +34 600 54 79 73.
This article is general information, not legal or tax advice. Always consult an independent Spanish lawyer and tax adviser.
Sources
- Junta de Andalucía – ITPAJD current rates
- Junta de Andalucía – reduced rates
- Junta de Andalucía – taxes on buying a home
- ATRIAN – AJD FAQ
- Expat Andalucía – ITP guide (2027 proposal)
- Ministerio de Vivienda – end of Golden Visa
- BOE – Organic Law 1/2025
- Ministerio de Inclusión – transitional criteria
- Agencia Tributaria – imputed income
- Agencia Tributaria – Modelo 210 deadlines
- Área Costa del Sol (idealista Sept 2026 data)
