Marbella is one of the few locations on the Costa del Sol where new-build property consistently attracts international buyers from Germany, the Netherlands, Scandinavia and the Middle East. The reasons are concrete rather than vague: Málaga Airport lies roughly 60 kilometres to the east, the A-7 and AP-7 motorways provide direct access, and the available stock runs from coastal apartments to large hillside villas with views across the Mediterranean towards Gibraltar.
Anyone investing in this market needs to keep two things clearly separate: the purchase price and the total acquisition cost. In Spain, the gap between the two is significant.
What a purchase costs beyond the purchase price
New-build transactions in Spain are subject to VAT (IVA) rather than transfer tax — currently 10% on residential property. On top of that come stamp duty (AJD, currently 1.2% in Andalusia), notary fees (typically 0.1–0.5% depending on the purchase price), land registry fees (approximately 0.1–0.3%) and legal fees (market standard 1% of the purchase price, with a minimum of €1,500). In total, buyers purchasing new-build property in Andalusia should budget for acquisition costs of approximately 13–15% above the purchase price.
One practical step that must happen before any payment is made: applying for a NIE (Número de Identificación de Extranjero). Without this Spanish tax identification number, neither signing a purchase contract nor making any payment in Spain is legally possible. The NIE can be applied for through the Spanish consulate in your home country or directly at a foreigners' office (Oficina de Extranjeros) in Spain — allow several weeks during peak periods.
For off-plan projects still under construction, the purchase price is typically paid in stages: a reservation fee, a larger instalment at contract signing, and the balance on handover. Spanish law requires that deposits on off-plan properties be covered by a bank guarantee or insurance policy. Buyers should demand written proof of this protection before making any payment.
Dunique Marbella — townhouse with private pool
Dunique Marbella is a Marbella project offering a 3-bedroom townhouse with a private swimming pool, priced at €5,200,000. Townhouses at this level are relatively uncommon in Marbella: they offer the space of a villa with lower maintenance than a detached property, which makes them particularly practical for buyers who intend to use the property seasonally.
At a purchase price of €5,200,000, buyers should budget for additional acquisition costs in the range of €680,000 to €780,000 — covering IVA, notary, land registry and legal fees.
Banus 1 (SV1458) — apartment in Marbella
Banus 1 (SV1458) is a 3-bedroom apartment in Marbella, listed at €2,950,000. The name points to proximity to Puerto Banús, one of the best-known marinas on the Costa del Sol, situated immediately to the west of Marbella's town centre.
Apartments in this price bracket are frequently sought by buyers who want a ready-to-use unit with minimal ongoing management. One cost that must be accounted for: monthly community fees (Comunidad de Propietarios). These vary considerably by development and can range from €200 to over €1,000 per month — the exact figure must be stated in the purchase contract.
Lomas Villas — large villa in Marbella
Lomas Villas is a villa project in Marbella offering 6 bedrooms, priced at €6,400,000. It is the largest property by volume in this overview, suited to buyers looking for either a substantial primary residence or a property with rental potential.
On the subject of holiday rental licensing (VFT licence) in Andalusia: regulations have tightened in recent years, and new licences must now be applied for through the local municipal authority. Not every municipality grants them without restrictions. Buyers who factor rental income into their return calculations should have a lawyer verify the current licensing position in Marbella before exchange.
Alcantara del Mar Villas and True to you Elviria — two further options
Alcantara del Mar Villas
This Marbella project offers villas with 5 to 6 bedrooms in a price range of €2,167,250 to €2,267,250. The price spread within the project suggests differences in plot size or specification level — a point worth examining carefully in the purchase contract.
True to you Elviria
True to you Elviria sits in Elviria, the eastern district of Marbella approximately 12 kilometres from the town centre. The project comprises a 4-bedroom villa priced at €3,200,000. Elviria is close to several beach stretches and to international schools, which makes it a practical base for families planning extended stays.
Steps to completion: a working outline
- Apply for your NIE — before any payment is made.
- Open a Spanish bank account — for purchase payments and ongoing costs (IBI property tax, utilities).
- Appoint an independent lawyer — one who does not act for the other party.
- Review the reservation contract — check the withdrawal rights, deadlines and bank guarantee covering any off-plan deposit.
- Complete due diligence — verify land registry status, planning permissions, encumbrances and any outstanding community debts.
- Sign the Escritura (notarised purchase deed) and take possession of the keys.
IVA must be filed with the Spanish tax authority within 30 days of signing. Late registration incurs surcharges and interest.
A clear-eyed summary
Marbella offers an unusually wide range of new-build property at the upper end of the market. The five projects listed here span price points from €2,170,000 to €6,400,000 and differ considerably in type, location and scale. Buyers who are ready to proceed should start by working through the full acquisition costs, factor in the NIE application timeline early, and — for any off-plan purchase — insist on the legally required deposit guarantee before committing funds.
