How to buy a property in Marbella 2025-2026: Taxes, costs and buying steps
Buying a property in Marbella is considered one of the most important investment and residential decisions for a large number of investors around the world. As we enter 2026, significant changes have been made to the laws and available options, most notably the cancellation of the Golden Visa program. This guide details the steps for buying property in Marbella in 2025–2026, focusing on taxes, costs, and legal procedures, as well as alternative pathways to residency.
Overview of the 2025 Changes – The Golden Visa Is No Longer an Option
The Spanish government officially suspended the Golden Visa program for real estate investment on April 3, 2025. This means it is no longer possible to obtain this type of visa in Spain by purchasing a property for 500,000 euros or more.
Alternative options currently available:
Remote Worker Visa (Digital Nomad / Telework Visa).
Non-Profit Visa.
Various types of work or investment visas.
You can refer to our previous article, “The Comprehensive Residency Guide: Types of Residency in Spain 2026,” for more details on the available options.
Foreigners Buying Real Estate in Spain
Foreigners can purchase real estate in Spain without any restrictions, but the buyer must have an NIE (Foreigners’ Identification Number) for tax and administrative purposes.
It is also advisable to open a Spanish bank account to facilitate the payment of installments and taxes. Spanish banks offer mortgages to foreigners, though the loan-to-value ratio is typically lower than for residents (approximately 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 for Buying Real Estate in Marbella (2025–2026)
Selecting a Property: It is best to work with reputable real estate agents and inspect the property in person or online.
Hiring an Independent Attorney: To verify the property’s legal status, liens, taxes, and permits.
Reservation and Payment of the Deposit (Deposit / Earnest Money): To secure the reservation, but this should be conditional upon a legal review.
Agreement and Preliminary Contract (Contrato de Arras): To specify deadlines, obligations, and penalties in the event of withdrawal.
Due Diligence: Review of property records, mortgages, property encumbrances, and regulatory certificates.
Final Signing at the Notary (Notario): Including payment of taxes (ITP or IVA + AJD), notary fees, and registration fees.
Property Registration (Registro de la Propiedad): Officially transferring the property into the buyer’s name.
After Closing: Paying annual taxes (IBI and others), managing maintenance, and complying with local laws.
Under normal circumstances, the process of buying a property in Marbella takes approximately 6 to 10 weeks.
Tips for Securing the Deal and Ensuring Safety
Include a clear clause in the contract: the option to cancel the purchase if any issues arise during the legal due diligence of the property.
Obtaining preliminary approval from a Spanish bank or financing company gives you greater leverage during negotiations.
If the property is located within a residential complex, be sure to verify the community fees (HOA fees).
Due to recent changes in laws and regulations, it is advisable to regularly monitor the news and new government decisions.
Buying property in Marbella in 2025–2026 is an excellent opportunity, but it is important to stay informed about new legal changes, especially following the elimination of the Golden Visa and the emergence of new tax proposals.
Frequently Asked Questions
Do foreigners need a special permit to buy property in Marbella?
No, foreigners can buy property in Marbella without restrictions, but they must first obtain an NIE (Foreigners' Identification Number).
How much is the tax on the purchase of a pre-owned property in Marbella?
The property transfer tax (ITP) in Andalusia is approximately 7% of the purchase price for the average buyer.
How long does it take to buy a property in Marbella?
The process usually takes 6 to 10 weeks from selecting the property to final registration.
Does buying a property in Marbella grant residency in Spain?
No, since the Golden Visa program was abolished on April 3, 2025, purchasing a property no longer grants residency directly. There are alternative pathways, such as the remote work visa and the non-profit visa.
Can foreigners obtain a bank loan to buy a property in Marbella?
Yes, Spanish banks offer mortgages to foreigners, and the loan-to-value ratio is typically between 60% and 70%.
Please feel free to contact us with any questions you may have, or browse Apartments for Sale in Marbella From our collection currently available in the unique Costa del Sol market.
