New-build property in Marbella sits at the upper end of the Spanish residential market. Entry prices for villas in active projects start above €2,100,000, and the top end of the current inventory reaches €6,400,000. Before examining individual projects, it is worth understanding what you will spend beyond the asking price — because acquisition costs in Spain are substantial and must be budgeted before you make an offer.
What buying costs to budget in Marbella
New-build property in Spain is subject to IVA (VAT) rather than transfer tax. For residential property, IVA is currently 10% of the purchase price. On top of that, stamp duty (AJD — Actos Jurídicos Documentados) applies at rates set by the regional government of Andalusia, currently 1.2% of the declared value. Legal fees typically run between 1% and 1.5% of the purchase price, and notary plus land registry costs add roughly 0.5–1%. In total, budget 12–13% above the agreed price for a new-build purchase in Andalusia.
You will also need a Spanish NIE (Número de Identificación de Extranjero) before signing any binding contract. This is a tax identification number issued by the Spanish national police and can be obtained in person at a Spanish consulate in your home country or at a police station in Spain, typically with a wait of two to eight weeks depending on the consulate. Most buyers appoint a local lawyer under a notarised power of attorney so that administrative steps can proceed without requiring the buyer to be present in Spain at every stage.
Off-plan versus key-ready: what changes at this price point
In Marbella's upper market, a meaningful share of new-build stock is sold off-plan, meaning construction has not yet completed when contracts are signed. Off-plan purchases require stage payments — typically 20–30% on reservation and contract exchange, with the balance on completion — and the buyer carries construction risk for the period until the certificate of occupancy (licencia de primera ocupación) is issued. Spanish law requires that off-plan stage payments be protected by a bank guarantee or insurance policy; verify this before paying any instalment. Key-ready properties remove construction risk and allow earlier rental income or occupation, but at Marbella price points, availability of truly finished stock is more limited.
Alcantara del Mar Villas — Marbella
Alcantara del Mar Villas is a villa project in Marbella priced between €2,167,250 and €2,267,250, making it the entry point across the projects featured here. The homes offer five to six bedrooms, which makes them relevant for buyers seeking larger family-scale accommodation or who plan to let seasonally to groups. At an acquisition cost of 12–13% above the purchase price, the total outlay on the lower-priced unit would reach approximately €2,428,000–€2,444,000 before furnishing.
Banus 1 (SV1458) — Marbella
Banus 1 (SV1458) is a three-bedroom apartment in Marbella priced at €2,950,000. At this price point it represents the only apartment-format project in this selection, which is relevant for buyers who prefer a managed building structure over standalone villa ownership. The absence of a private pool is noted — this is not listed as a feature of this project in the available data. Puerto Banús is roughly 6 kilometres west of Marbella's old town, with the N-340 coastal road connecting the two in under 15 minutes outside peak season.
True to you Elviria — Marbella
True to you Elviria is a four-bedroom villa in Marbella priced at €3,200,000. Elviria is a residential area approximately 12 kilometres east of Marbella's centre along the A-7 motorway, closer to the AP-7 junction that connects to Málaga airport — the drive to the airport is typically 35–45 minutes in normal traffic. The project name and location distinguish it clearly from the Banús and Golden Mile corridors, which is a material consideration for buyers weighing accessibility against coastal prestige addresses.
Dunique Marbella — Marbella
Dunique Marbella is a three-bedroom townhouse in Marbella priced at €5,200,000, with a private swimming pool listed among its features. The townhouse format at this price sits between the apartment and detached villa categories: you hold title to the individual unit and typically share ownership of communal infrastructure with other unit holders in the development. Community fees will apply; the specific annual amount is not available in the project data and should be requested from the vendor before contract.
Lomas Villas — Marbella
Lomas Villas is a six-bedroom villa in Marbella priced at €6,400,000, the highest price point across all five projects listed here. At this level, IVA alone on the purchase represents €640,000, and total acquisition costs will approach €800,000–€830,000 before legal fees. Buyers at this price point typically require a dedicated legal and tax adviser to structure ownership correctly — whether in personal name, Spanish SL, or through a foreign holding structure — given the implications for Spanish wealth tax, non-resident income tax on imputed rental value, and eventual inheritance.
Key steps before you commit
Regardless of which project you are evaluating, the sequence is consistent: obtain a NIE, appoint an independent Spanish lawyer (not one recommended by the vendor), instruct a technical survey if the property is complete, verify the bank guarantee on any off-plan stage payments, and confirm the first-occupancy licence has been issued or has a defined issue date. None of these steps is optional if you want a clean title and an unencumbered property at completion.
