Buying an apartment or real estate in Marbella is a dream for many investors. This step has always been one of the most important future investment plans for a large number of investors from all over the world, and with the passage of time, some changes to the laws and options available, especially after the cancellation of the Golden Visa program in Spain. In this guide, you can get the steps to buy a property in Marbella 2025-2026 with a focus on taxes, costs, legal procedures, and alternative paths to residency.
A snapshot of the 2025 changes - Golden Visa is no longer an option:
The Spanish government officially discontinued the Golden Visa program for real estate investment on April 3, 2025. This means that it will no longer be possible to obtain this type of visa in Spain by purchasing a property for €500,000 or more.
Alternative options are currently available:
Digital Nomad/Telework Visa.
Nonprofit Visa.
Business or investment visas of all kinds.
You can review our previous article titled Comprehensive Residency Guide - Types of Residency in Spain 2025 for more details on the options available.
Foreigners buying real estate in Spain:
Foreigners can buy real estate in Spain without any restrictions, but the buyer must have a NIE number for tax and administrative procedures.
It is also advisable to open a Spanish bank account for easy payment of installments and taxes. Spanish banks also offer mortgages for foreigners, and the financing is usually lower than residents (around 60-70%).
Taxes and costs involved in buying real estate in Marbella:
As It is better to calculate 10-15% more than the purchase priceto cover all other fees and taxes.
According to the Costa del Sol Tax Guide 2025, the used property tax (ITP) in Andalusia is still fixed at around 7%, which gives more clarity and security to the buyer.
Steps to buy real estate in Marbella (2025-2026):
- Choosing a property: It's best to deal with trusted brokers, and check out the property in person or online.
- Hire an independent lawyer: To confirm the legal status of the property, mortgages, taxes, and licenses.
- Reservation and Deposit/Earnest Money: To confirm the reservation, but must be subject to legal review.
- The initial agreement and contract (Contrato de Arras): Defines the dates, obligations, and penalties in case of withdrawal.
- Due Diligence: Review real estate records, mortgages, title commitments, and regulatory certifications.
- Final signature at the Notario: With payment of tax (ITP or IVA + AJD), notary fees and registration.
- Register the property (Registro de la Propiedad): The official transfer of the property in the buyer's name.
- After the deal closes: Paying annual taxes (IBI and others), keeping up with maintenance, and complying with local laws.
So we can say that the buying process in Marbella takes approximately 6 to 10 weeks in general.
Tips for securing the deal and ensuring security:
- A clear clause in the contract: The possibility of canceling the purchase if there are any issues with the legal inspection of the property.
- You can get pre-approval from a Spanish bank or finance company, this gives more bargaining power during the process.
- If the property is located in a condominium, you should check the Community Fees/HOA fees
- Due to the changes in laws and regulations in the past period, it is preferable to follow the news and new government decisions periodically.
Buying a property in Marbella during 2025-2026 is an excellent opportunity, but it is important to be aware of the new legal changes, especially after the Golden Visa was canceled and new tax proposals emerged.
Feel free to reach out to us to answer all your questions and explore our unique collection of available properties. Whether you are planning to buy your dream home or rent a high-end property, we will help you find the best options available in the unique Costa del Sol market.
