The Costa del Sol accounts for a significant share of new-build transactions in Spain involving non-resident buyers. Before looking at available projects, it is worth setting out the tax and procedural framework that governs every purchase.
What a new-build purchase in Spain actually costs
On a new-build property (obra nueva), the applicable tax is not ITP (impuesto sobre transmisiones patrimoniales) but VAT (IVA), set at 10% of the purchase price for residential dwellings. On top of that comes AJD (actos jurídicos documentados), a stamp duty whose rate varies by region — in Andalusia it has stood at 1.2% since 2021. Notary and Land Registry fees typically run between 0.5% and 1% of the price. An independent lawyer — strongly recommended for foreign buyers — usually charges between 1% and 1.5%. Adding these together, it is reasonable to budget between 13% and 14% of the purchase price in acquisition costs for a new-build in Andalusia.
Obtaining a NIE (Número de Identificación de Extranjero) is a prerequisite for any notarial signature. You can apply at a Spanish consulate in your country of residence or directly in Spain.
Key steps in an off-plan or key-ready purchase
The distinction between an off-plan purchase and a key-ready (llave en mano) property is critical to how your financial commitment is structured. With off-plan, a reservation deposit — typically between €5,000 and €10,000 — is paid on signing the reservation contract. A private purchase contract (contrato privado de compraventa) follows, with a further payment, then staged payments during construction. Spanish law requires these funds to be covered by a bank guarantee (aval bancario): confirm this with your lawyer before transferring any money. The final deed is signed before a notary at handover.
For a key-ready property, the timeline is shorter: reservation, private contract, then the notarial deed within a few weeks to a few months.
Ocean Garden — Fuengirola
Ocean Garden in Fuengirola offers apartments, garden-level units and penthouses with 2 to 3 bedrooms, with a pool. Prices range from €370,000 to €573,000. Fuengirola has a direct rail connection to Málaga via the suburban Cercanías line C-1, taking around 30 minutes, which makes Málaga-Costa del Sol international airport straightforwardly accessible.
Solana Village G Sur — Mijas
In Mijas, Solana Village G Sur comprises apartments, garden-level units and penthouses with 2 to 3 bedrooms, with a pool. Prices fall between €450,000 and €670,000. Mijas is an inland municipality immediately behind the coast, roughly 20 kilometres west of Málaga via the A-7 or AP-7.
Soleil — Marbella
Marbella is one of the most sought-after municipalities on the Costa del Sol for high-end new-build property. The Soleil project offers apartments, garden-level units and penthouses with 2 to 3 bedrooms, with a pool, priced from €530,000 to €875,000. Málaga airport is approximately 60 kilometres away via the AP-7, roughly 40 minutes in normal traffic.
Villa Natalie — Manilva
Manilva sits at the western end of the province of Málaga, on the border with the province of Cádiz. Villa Natalie is a detached 4-bedroom villa priced at €3,000,000. Manilva is approximately 100 kilometres from Málaga airport and less than 15 kilometres from Gibraltar.
Green 10 Villas - Finca Cortesín — Casares
Casares, an inland municipality in the western Costa del Sol, is home to Green 10 Villas - Finca Cortesín, a collection of villas with 5 to 6 bedrooms priced from €4,600,000 to €5,000,000. Finca Cortesín is a private estate that includes a golf course ranked among the best in Spain. Casares is approximately 90 kilometres from Málaga airport.
What to check before signing
For any off-plan purchase, ask your lawyer to verify the building licence (licencia de obra) issued by the local town hall, the existence of the aval bancario and the contractually guaranteed delivery schedule. For a key-ready property, the certificate of completion (certificado de fin de obra) and the first occupation licence (licencia de primera ocupación) must both be in place before the notarial deed is signed.
Non-resident buyers financing through a Spanish mortgage can generally borrow up to 70% of the surveyed value for a second residence, compared with 80% for residents. These thresholds vary between lenders: consult several banks operating in Andalusia before committing to a payment schedule with the seller.
