Will buying property in Marbella grant Spanish residency in 2026? Here’s what has changed
Recently, this question has been widely discussed among foreign investors in general and Arab investors in particular: Does buying property in Marbella grant Spanish residency? Following changes to Spanish law, the correct answer has become more important than ever to provide investors with a clear roadmap. In fact, buying property in Marbella no longer automatically grants Spanish residency as it did in the past. The investment visa program, known as the “Golden Visa,” was officially abolished in April 2025. However, this does not mean the door is closed to foreign investors; in fact, there are alternative routes that many may not be aware of. In this article, we explain exactly what has changed, what options are available today for residency in Spain, and why Marbella remains an unparalleled real estate investment destination in 2026.
What has changed in 2025? The end of the real estate investment visa
On April 3, 2025, Spain officially ended its “Golden Visa” program, which granted residency to anyone who purchased a property worth €500,000 or more. This decision was not entirely unexpected, and it was preceded by serious government debate regarding the impact of the Golden Visa program on housing prices in major cities—particularly the difficulty Spanish citizens face in accessing affordable housing, especially in Madrid, Barcelona, and Marbella.
From its launch in 2013 until its cancellation, the program benefited more than 14,500 foreign investors and their families. Ninety-four percent of these visas were specifically linked to real estate investment, making it a major target of criticism.
The situation today is crystal clear:
- Those who submitted their application before April 3, 2025: are fully protected and are entitled to continue and renew under the same terms and conditions as before, without any changes.
- Anyone wishing to apply today: You cannot obtain Spanish residency directly through the purchase of real estate, regardless of the property’s value.
- Buying property in Marbella remains entirely legal for foreigners, with no restrictions or special requirements; only the residency requirement associated with it has been abolished.
What are the options for living in Spain in 2026?
The Golden Visa program has ended, but the options for residency in Spain remain. There are three main paths that foreign and Arab investors can pursue today, each suited to a different lifestyle and work style.
- Non-Lucrative Visa (Non-Lucrative Visa)
This visa is best suited for a wide range of Arab investors, particularly those with a steady income from sources outside Spain, such as investment returns, rental income, pensions, or business profits. The basic requirement is proof of a monthly income of at least €2,400 per person, with an approximate increase of €600 for each additional family member. This visa grants full legal residency in Spain and can be renewed annually and then every two years, with the possibility of obtaining permanent residency after five years.
- Digital Nomad Visa
This visa was officially launched in 2023 and has become an increasingly popular option. It is ideal for remote workers employed by companies based outside Spain, or for digital entrepreneurs who work with international clients. It grants full legal residency, allowing you to live in Marbella and work for any employer worldwide, and covers the entire family. An added benefit is that it comes with a reduced tax regime during the first few years.
- Entrepreneur Visa (Entrepreneur Visa)
For those interested in launching a project or company in Spain. This requires submitting a clear business plan that demonstrates the project’s economic value and its positive impact on the Spanish market. The process takes longer than others, but it opens up extensive business opportunities in the European market.
Note: Buying a property in Marbella is compatible with any of these visas and does not conflict with them. In fact, keep in mind that owning a property in Spain strengthens your visa application because it demonstrates your serious intention to reside and settle there.
Why Marbella, specifically? What the market is saying in 2026
Despite the cancellation of the Golden Visa program, foreign interest in the Spanish real estate market has not waned; rather, it has reached record levels, defying all pessimistic forecasts.
In the first quarter of 2026 alone, 24,791 real estate transactions were recorded by foreign buyers, the fourth-highest figure in the entire history of the Spanish real estate market, surpassing the figures from 2015, which were considered exceptional at the time. Spanish real estate registrars confirmed in their official reports that “foreign demand remains one of the main pillars of strong activity in the real estate sales market.”
Figures for Marbella and the province of Málaga specifically:
The province of Málaga, where Marbella is located, accounted for 34.3% of all foreign property transactions in Spain, making it the second most attractive province for international investors, behind only Alicante. The Andalusia region, to which Marbella belongs, saw a quarterly increase of 13.2% in foreign purchases—a notable rise given the slight decline of 1.9% in total sales nationwide.
Prices are breaking records:
The average price of real estate in Spain rose by 8.9% compared to last year, reaching €2,429 per square meter—a new all-time high. In Marbella’s upscale areas, such as the Golden Mile and Sierra Blanca, prices far exceed this national average.
The volume of mortgage financing was another indicator of the market’s strength: registered mortgages rose by 15.2% year-over-year to reach 133,618 in the first quarter alone, suggesting that buyers are confident enough in the market to borrow and invest for the long term.
The bottom line: The market is growing, prices are rising, and demand is at an all-time high. A smart investor doesn’t wait around in these conditions.
The Best Areas in Marbella to Buy Property
Marbella is not a single area; it is a collection of distinct and diverse neighborhoods, each with its own character, price range, and investment potential. Choosing the right area depends on your goal: Are you looking for a permanent home in Marbella , a rental investment, or a property to sell later at a profit?
The Golden Mile is an upscale coastal stretch connecting Marbella with Puerto Banús. It features the region’s most luxurious villas and apartments, offering direct ocean views and high-security standards. Prices here are among the highest on the Costa del Sol, but demand has remained steady for decades, making it a safe investment that retains its value.
Puerto Banús is the heart of Marbella’s nightlife and tourism scene. It features a famous yacht marina, upscale restaurants, and international boutiques. This area is ideal for investors seeking high rental returns, as demand for rentals rises significantly during the high season.
Nueva Andalucía is known as the “Valley of Golf” due to its numerous golf courses. It is a quiet neighborhood with all the necessary amenities, offering more affordable prices compared to coastal areas. Combining tranquility with proximity to all of Marbella’s amenities, it is the ideal choice for families looking for a permanent home.
Sierra Blanca is a gated community located on the hills above Marbella, offering panoramic views that combine the sea and the mountains. It features spacious villas and a high degree of privacy. It has historically been a favorite destination for investors from the Arabian Gulf region seeking luxury away from the crowds.
Steps for Foreigners to Buy Property in Marbella
The process is more organized and straightforward than many people imagine. Here are the steps in order:
- Obtaining an NIE number: This is the tax identification number for foreigners in Spain and is a prerequisite for any real estate transaction. It can be obtained from the Spanish consulate in your country or within Spain, and the process usually takes one to three weeks.
- Opening a Spanish bank account: to transfer purchase amounts in accordance with Spanish law and to facilitate future payments and tax obligations.
- Selecting a property and signing a reservation agreement: This typically involves paying a deposit of between €3,000 and €10,000 to secure the deal and take the property off the market.
- Legal Due Diligence on the Property: This step is never skipped. A specialized attorney reviews the property title and verifies that the property is free of debts, liens, and legal disputes.
- Sign the final sales contract before a notary public and have it officially registered with the Spanish Land Registry, at which point you will become the full legal owner.
Additional costs (don't be surprised by them):
- Property transfer tax in the Andalusia region: 7% of the property value
- Notary and real estate registration fees: 1–2%
- Attorney's fees: approximately 1%
- Total additional costs: Expect 9–11% above the purchase price
Questions you might want to consider:
Can foreigners buy property in Marbella? Yes, they can, with full ownership and without any restrictions or special conditions. Foreigners of all nationalities, including all Arab nationalities, are entitled to purchase property in Spain with exactly the same legal rights as Spanish citizens.
Does buying property in Marbella grant Spanish residency in 2026? Not directly. The Golden Visa program, which linked residency to real estate investment, officially ended in April 2025. However, you can purchase property and simultaneously apply for one of the alternative residency visas, such as the Non-Lucrative Visa or the Digital Nomad Visa, subject to their respective requirements.
How much does real estate cost in Marbella? Prices vary significantly depending on the area and type of property. In Nueva Andalucía, apartment prices start at around €300,000. In the Golden Mile, Sierra Blanca, and Puerto Banús, villa prices start at €800,000 and can reach several million euros for luxury properties.
Is real estate investment in Marbella profitable in 2026? According to data from the first quarter of 2026, average real estate prices in Spain rose by 8.9% in just one year. The province of Málaga accounts for 34.3% of all foreign purchases, and demand for Marbella specifically has not declined despite the cancellation of the Golden Visa program. The indicators support the decision to buy for those looking at the medium and long term.
Buying property in Marbella remains one of the smartest real estate investment decisions in Europe. The Golden Visa program has ended, but the market has not stopped or declined; rather, it set new records in the first quarter of 2026. What has changed is the path to residency, not the value of the investment itself. Those who combine a smart purchase in Marbella with the visa that best suits their situation will get the best that Spain has to offer foreign investors today.
The Maxist Homes team specializes in helping Arab investors make the right decisions in Marbella and the Costa del Sol—from selecting the right property to completing the transaction in a legally sound manner. Contact us today and start your journey to Marbella.
