How Much Does It Really Cost to Buy Property in Marbella?

If a property in Marbella is advertised for €1 million, how much money do you actually need to buy it?

The answer is:

more than €1 million.

For international buyers, one of the most important parts of the purchase process is understanding the difference between:

property price

and

total acquisition cost.

Spanish purchase taxes, legal work, registration, financing and technical due diligence all need to be considered.

And the difference between buying a resale property and a new-build property can be substantial.

This means that a buyer with €1 million available should not automatically search for homes priced at €1 million.

The correct search budget depends on how much capital needs to remain available for the transaction itself.

This guide explains the principal costs international buyers should consider when purchasing property in Marbella and Andalucía in 2026/2027.

The Most Important Distinction: Resale or New Build?

Before calculating anything else, determine whether the property is:

a resale property

or

a qualifying first-transfer new-build property.

The tax treatment is different.

For most Marbella buyers, this is the largest difference in acquisition costs.

Buying a Resale Property in Marbella

For a standard resale property in Andalucía, the buyer generally pays Impuesto sobre Transmisiones Patrimoniales, usually referred to as ITP.

The current general ITP rate in Andalucía for the acquisition of real estate is 7%.

This applies broadly to ordinary second and subsequent transfers of residential property, although specific reduced rates can exist where particular statutory conditions are satisfied.

For the typical international Marbella buyer purchasing a second home, investment property or luxury residence, the general 7% rate is normally the relevant starting point.

Example: €500,000 Resale Property

Purchase price:

€500,000

General ITP at 7%:

€35,000

This means the buyer already needs approximately:

€535,000

before accounting for:

• lawyer;

• Land Registry;

• notarial and document costs where applicable;

• technical inspection;

• mortgage valuation;

• furniture or renovation.

Example: €1 Million Resale Property

Purchase price:

€1,000,000

General ITP at 7%:

€70,000

The purchase price plus transfer tax becomes:

€1,070,000

before the remaining transaction expenses.

Example: €2 Million Resale Property

Purchase price:

€2,000,000

General ITP at 7%:

€140,000

Purchase price plus transfer tax:

€2,140,000

Again, professional and transaction costs still need to be added.

Example: €5 Million Resale Property

Purchase price:

€5,000,000

General ITP at 7%:

€350,000

Purchase price plus transfer tax:

€5,350,000

At luxury price levels, even a seemingly small percentage becomes a substantial amount of cash.

This is why acquisition costs should be calculated before deciding the maximum property price.

Buying New-Build Property in Marbella

A qualifying first delivery of new residential property by the developer is generally subject to IVA rather than resale ITP.

The current general IVA rate on qualifying new residential property is 10%.

In Andalucía, the qualifying notarised acquisition is also generally subject to Actos Jurídicos Documentados, or AJD.

The current general AJD rate in Andalucía is 1.2%.

This creates an important difference between new-build and resale acquisition costs.

Example: €500,000 New-Build Property

Purchase price:

€500,000

IVA at 10%:

€50,000

AJD at 1.2%:

€6,000

Purchase price plus these two principal taxes:

€556,000

Professional and other transaction costs still need to be added.

Example: €1 Million New-Build Property

Purchase price:

€1,000,000

IVA at 10%:

€100,000

AJD at 1.2%:

€12,000

Purchase price plus these principal acquisition taxes:

€1,112,000

before lawyer, registration and other applicable costs.

Example: €2 Million New-Build Property

Purchase price:

€2,000,000

IVA at 10%:

€200,000

AJD at 1.2%:

€24,000

Purchase price plus these taxes:

€2,224,000

Example: €5 Million New-Build Property

Purchase price:

€5,000,000

IVA at 10%:

€500,000

AJD at 1.2%:

€60,000

Purchase price plus the principal taxes:

€5,560,000

This is before other professional and transaction costs.

New Build vs Resale: The Difference Is Significant

Consider two homes priced at exactly €1 million.

Resale

Purchase price:

€1,000,000

General ITP:

€70,000

Subtotal:

€1,070,000

New Build

Purchase price:

€1,000,000

IVA:

€100,000

AJD:

€12,000

Subtotal:

€1,112,000

Difference before the remaining costs:

€42,000

At higher purchase prices, the difference increases proportionally.

This does not mean resale is automatically the better purchase.

A new-build home may justify its price through:

• modern specification;

• energy efficiency;

• lower immediate maintenance;

• amenities;

• architecture.

But buyers should compare all-in acquisition costs, not just asking prices.

For buyers considering modern developments, see New Build Property in Marbella: Complete Buyer’s Guide 2026/2027.

Legal Fees

Independent legal representation is strongly advisable for an international property purchase.

A buyer's lawyer may handle or coordinate matters including:

• title review;

• Land Registry checks;

• charges;

• planning documentation;

• community debts;

• contracts;

• completion;

• tax and registration procedures.

There is no government-fixed standard percentage that every Marbella lawyer must charge for a purchase.

Fees vary according to:

• property value;

• transaction complexity;

• scope of work;

• lawyer or firm.

Some firms work on a percentage basis.

Others use fixed fees or agreed minimums.

This means legal fees should be confirmed directly before instruction rather than treated as a universal Marbella percentage.

Why Independent Legal Advice Matters

The estate agent, seller and notary all have different roles.

Your independent lawyer acts specifically for you.

This becomes particularly important where the property involves:

• extensions;

• renovations;

• planning complexity;

• mortgage;

• company ownership;

• off-plan construction.

For a broader explanation of the process, see Property for Sale in Marbella: The Complete Buyer’s Guide 2026/2027.

Notary and Land Registry

Spanish property transactions also involve notarial and Land Registry formalities.

Notarial tariffs are regulated rather than freely invented for each transaction, and Land Registry costs are also governed by the applicable tariff system.

The precise amount depends on the transaction and documentation rather than a single universal Marbella percentage.

That is why buyers should avoid online articles that pretend every €1 million property will produce exactly the same notary and registration bill.

The buyer's lawyer or gestor can normally prepare a transaction-specific estimate.

Technical Inspection

A technical property inspection is not the same thing as legal due diligence.

It may be particularly useful for:

• villas;

• older homes;

• heavily renovated property;

• properties showing visible defects.

A surveyor, architect or other appropriate technical professional may inspect issues such as:

• damp;

• structure;

• roof;

• waterproofing;

• electrical installations;

• plumbing;

• pool;

• drainage.

The cost depends on property type and scope.

A large luxury villa will naturally require a different inspection from a two-bedroom apartment.

Is a Technical Inspection Worth the Money?

On a substantial purchase, potentially very much so.

Discovering:

• major damp;

• roof failure;

• pool problems;

• structural concern

after completion can cost far more than the inspection itself.

At the villa level, technical inspection should often be viewed as risk management rather than an optional cosmetic check.

Mortgage Buyers: Purchase Costs and Mortgage Costs Are Different

International buyers using finance need to separate:

the costs of buying the property

from

the costs associated with obtaining the mortgage.

Spanish mortgage law changed how many mortgage-formalisation costs are allocated.

For qualifying mortgages under the current framework, the borrower generally pays the property valuation, while the lender assumes costs associated with the mortgage deed such as notary, registration, taxes and gestoría.

This allocation relates to the mortgage formalisation, not all the costs of buying the property.

Your purchase taxes remain a separate issue.

Mortgage Valuation

A mortgage buyer generally needs a formal valuation from an authorised valuation company.

The valuation helps the lender determine the value of the property offered as security.

The borrower generally bears this valuation cost under the current mortgage framework.

The cost varies according to property type and valuation provider.

Why Valuation Can Affect Your Cash Requirement

Imagine:

Purchase price:

€1,000,000

The buyer expects financing based on that price.

But the bank's valuation returns at:

€900,000

If the lender applies its loan-to-value ratio to the lower valuation, the buyer may need to contribute significantly more cash than expected.

This is why mortgage buyers should maintain a financial buffer.

Mortgage Arrangement Fees

Some mortgage offers may include an opening fee or other permitted charges depending on the product.

The Banco de España notes that an opening commission may apply where included in the lender's terms.

International buyers should therefore compare more than the interest rate.

Review:

• opening fees;

• required insurance;

• linked products;

• early-repayment conditions;

• total cost of borrowing.

For more detail, see EQUA's Mortgage Guide for International Buyers in Spain.

Currency Conversion Can Be a Major Cost

Buyers holding their purchase funds in:

• GBP;

• USD;

• CHF;

• AED;

• SEK;

• NOK

face another potential cost that euro-based buyers do not.

Currency movements can materially change the real cost of a property.

Imagine a €2 million purchase.

Even a relatively small movement in the exchange rate can change the buyer's required home-currency amount by tens of thousands.

Foreign-exchange spreads and transfer costs can also matter.

At larger budgets, currency planning should form part of the purchase strategy.

Bank Transfer Costs

High-value international transfers may involve:

• transfer charges;

• currency-conversion spreads;

• intermediary bank fees.

These may appear small relative to the purchase price.

But on multimillion-euro transactions they can become meaningful.

Compare providers rather than assuming your normal bank will automatically offer the most competitive rate.

NIE and Administrative Costs

Foreign buyers generally need an NIE number for the transaction.

The government administrative fee itself is relatively minor compared with the property purchase.

But buyers using lawyers or representatives to arrange administrative matters may incur professional service fees.

The more important issue is timing.

Do not leave the NIE until immediately before completion.

Power of Attorney

Many international buyers provide a Spanish lawyer with power of attorney.

This can allow the lawyer, within the scope of the document, to handle matters while the buyer is abroad.

Possible costs can include:

• notarial documentation;

• translation;

• apostille or legalisation where required;

• professional handling.

These vary depending on where and how the power is executed.

Translation and Interpretation

Buyers who do not speak Spanish may also incur:

• translation;

• interpreter;

• certified-document costs.

This becomes more relevant where foreign corporate, banking or civil-status documentation is involved.

Source-of-Funds Documentation

Anti-money-laundering procedures can require buyers to document the origin of their funds.

This does not normally mean a separate Spanish “source-of-funds tax.”

But gathering or certifying documentation can create practical costs, especially where the buyer has:

• several companies;

• multiple jurisdictions;

• trusts or complex structures;

• inherited funds.

Prepare early.

For international buyers outside the EU, see Buying Property in Marbella as a Non-EU Buyer.

The Cost Buyers Forget: Renovation

Purchase cost and acquisition cost are not the same as move-in cost.

Imagine buying a €1 million resale property.

You might also need:

• €50,000 for furniture;

• €100,000 for refurbishment;

• €20,000 for landscaping;

• €30,000 for technical upgrades.

Suddenly, the real project cost is very different.

Before buying an older villa or apartment, establish whether your budget refers to:

purchase only

or

finished property ready for use.

Renovation Contingency

Renovations rarely become safer by using every available euro in the initial estimate.

Older properties can reveal surprises once works begin.

Buyers undertaking major renovation should normally keep a sensible contingency rather than allocate the entire capital to the base construction quote.

Furniture

Furniture costs vary enormously.

A modest apartment can be furnished relatively efficiently.

A large Marbella luxury villa may require a substantial additional budget for:

• interior furniture;

• outdoor furniture;

• lighting;

• window treatments;

• artwork;

• accessories.

A turnkey furnished property may therefore have genuine financial value.

But furniture should not be valued like the underlying real estate.

Community Fees After Completion

Community fees are technically ownership costs rather than purchase taxes.

But buyers should calculate them before purchasing.

Gated developments may provide:

• security;

• pools;

• gardens;

• gym;

• spa;

• concierge.

These can create significant recurring annual charges.

A €1 million apartment with very high annual community fees has different economics from a €1 million apartment with modest fees.

For buyers looking at managed developments, see Gated Communities in Marbella: The Buyer’s Guide.

IBI

Property owners also need to budget for annual local property tax, commonly known as IBI.

The amount depends on factors including the property's cadastral value and local municipal tax framework.

IBI is not a one-time acquisition cost.

It is an ongoing ownership cost.

Ask for the property's current IBI receipt during due diligence so that you know the real figure rather than estimating it from the asking price.

Basura and Other Municipal Charges

Depending on the municipality and property, additional local charges may apply, including waste-related charges.

Again, obtain actual documentation.

Do not rely on broad internet estimates where the seller can provide the real current bill.

Property Insurance

Owners should also budget for insurance.

Premiums depend on:

• property type;

• value;

• location;

• cover;

• contents;

• insurer.

A large villa with substantial contents and outdoor areas naturally has a different insurance profile from a two-bedroom apartment.

Pool and Garden Maintenance

Villa buyers should calculate annual running costs for:

• gardener;

• pool maintenance;

• irrigation;

• pest control;

• general repairs.

These costs do not appear on the purchase completion statement.

But they matter when comparing an apartment with a villa.

Property Management

International second-home owners may also need local property management.

This can include:

• key holding;

• inspections;

• maintenance coordination;

• guest management;

• cleaning.

The cost depends heavily on the service required.

For owners who spend most of the year abroad, this should be considered part of the real ownership budget.

How Much Should You Add to the Property Price?

Buyers often want one simple number.

Unfortunately, one percentage cannot accurately describe every Marbella purchase.

A resale transaction and new-build transaction already have different tax structures.

A cash apartment buyer and a mortgage-financed villa buyer also have different additional expenses.

A practical approach is therefore:

Resale

Start with:

purchase price + 7% general ITP

Then add transaction-specific professional and operational costs.

New Build

Start with:

purchase price + 10% IVA + 1.2% general AJD

Then add transaction-specific professional and operational costs.

This produces a much more accurate starting point than saying:

“Just add 10% to every Spanish property.”

Why the Famous “10% Buying Costs” Rule Can Be Misleading

You may hear that buyers should simply add 10% to the purchase price.

That may work as a very rough historical shortcut in some transactions.

But it is not a tax rule.

Consider a €1 million new-build home.

IVA and general AJD alone already total approximately:

€112,000

before legal and other transaction expenses.

That is already 11.2% of the purchase price.

So a blanket 10% assumption would be insufficient.

€500,000 Buyer: Practical Budget Thinking

If you have exactly €500,000 available, a property priced at €500,000 is generally not your real maximum.

On a resale property, general ITP alone would be €35,000.

If €500,000 represents all available capital, the search price should therefore be lower.

€1 Million Buyer: Practical Budget Thinking

If €1 million represents total available cash:

do not automatically set the Idealista search maximum at €1 million.

A €1 million resale already generates €70,000 of general ITP.

A €1 million qualifying new build generates approximately €112,000 in IVA and general AJD.

The appropriate property-price ceiling should reflect this.

€2 Million Buyer

At €2 million:

general resale ITP = approximately €140,000

while the 10% IVA plus 1.2% general AJD on a qualifying new-build purchase = approximately €224,000.

That €84,000 difference can materially affect which property makes sense.

€5 Million Buyer

At €5 million:

general resale ITP = approximately €350,000

while IVA plus general AJD on a qualifying new-build first transfer = approximately €560,000.

Difference:

€210,000

At luxury price levels, acquisition structure matters enormously.

Do Not Forget Liquidity After Completion

Another common mistake is using virtually all available capital to complete the purchase.

After completion, you may immediately need money for:

• furniture;

• repair;

• insurance;

• deposits for utilities;

• community fees;

• property management.

Maintaining a liquidity reserve can make ownership much more comfortable.

Purchase Budget vs Lifestyle Budget

The best property is not necessarily the most expensive home the buyer can technically complete on.

Imagine two scenarios.

Property A

Uses almost all available capital.

Minimal cash remains.

Property B

Costs €150,000 less.

The buyer retains enough liquidity for:

• renovation;

• furniture;

• annual costs;

• investment opportunities.

Property B may create a much better ownership experience.

Cost of Buying a €1 Million Property: Simple Comparison

€1 Million Resale

Purchase price: €1,000,000

General ITP: €70,000

Subtotal: €1,070,000

Plus variable costs such as:

• legal services;

• registration/notarial documentation as applicable;

• technical inspection;

• mortgage valuation if relevant.

€1 Million New Build

Purchase price: €1,000,000

IVA: €100,000

General AJD: €12,000

Subtotal: €1,112,000

Plus variable professional and other acquisition costs.

The difference should be part of the property comparison.

Do Taxes Make New Build a Bad Investment?

No.

Tax is only one element.

A new property may provide:

• modern architecture;

• lower immediate maintenance;

• energy efficiency;

• strong buyer appeal.

But the new-build premium and additional transaction taxes should be included when calculating the full capital invested.

For the investment side specifically, see Is New-Build Property in Marbella a Good Investment?.

Should You Buy Resale Because the Tax Is Lower?

Not automatically.

A resale property may require:

• renovation;

• furniture;

• technical improvements.

Suppose:

New Build

€1,000,000 purchase price

Higher acquisition taxes

No immediate renovation

Resale

€900,000 purchase price

Lower acquisition taxes

€200,000 renovation

The resale is not automatically cheaper.

Compare the finished all-in cost.

Calculate Before Making the Offer

Buyers should establish the full acquisition budget before negotiating.

Your offer should not be based only on:

“What can I afford to pay the seller?”

It should be based on:

“What will this property cost me to acquire and bring to the condition I want?”

That produces much better decision-making.

A Practical Marbella Buying-Cost Checklist

Before reserving a property, calculate:

purchase price

ITP or IVA + AJD

legal fees

notary/registry costs applicable to the purchase

technical inspection

mortgage valuation

bank or financing costs

currency conversion

power of attorney / document costs

renovation

furniture

Then separately calculate ongoing ownership costs:

IBI

community

insurance

utilities

garden/pool

property management

This gives you the real financial picture.

Common Cost Mistakes International Buyers Make

Treating Asking Price as Total Cost

It is not.

Using 10% for Every Transaction

New build and resale have different tax structures.

Forgetting Renovation

A cheaper property can become more expensive after works.

Ignoring Community Fees

Luxury amenities cost money.

Forgetting Currency Risk

International buyers may experience material exchange-rate movements.

Assuming Mortgage Finance Covers Taxes

Mortgage lending and acquisition taxes are separate issues.

Spending the Entire Cash Reserve

Liquidity after completion matters.

How Much Does It Really Cost to Buy Property in Marbella? Final Perspective

The real cost of buying Marbella property depends on:

property price

resale vs new build

financing

professional services

condition

and

what you intend to do after completion.

For a standard resale purchase in Andalucía, the current general starting point is:

purchase price + 7% ITP

before other transaction costs.

For a qualifying first-transfer new home, the principal tax starting point is:

purchase price + 10% IVA + 1.2% general AJD

before other transaction costs.

Those differences become very significant at Marbella price levels.

The most important rule is therefore simple:

set your property-search budget from the total capital available — not the other way around.

Planning Your Marbella Purchase Budget With EQUA Estates

EQUA Estates works with international buyers searching across Marbella, Benahavís, Estepona and the wider Costa del Sol.

Before building a property shortlist, we can help structure the commercial search around:

• realistic property-price budget;

• resale vs new-build options;

• renovation requirements;

• lifestyle priorities;

• financing considerations.

Independent lawyers, tax advisers, mortgage professionals and technical specialists then handle the relevant specialist advice and verification.

This separation is important.

Our objective is to make sure the properties entering your shortlist make commercial sense within the real acquisition budget, not just the advertised purchase price.

Because knowing what you can spend on a Marbella property is useful.

Knowing what the entire purchase will actually cost is what allows you to buy confidently.