Dreaming of a house or villa in Marbella? You are not alone: more than 60% of buyers in Marbella come from abroad. The Spanish buying process differs in a few important ways from what you may be used to at home. In this step-by-step guide we take you from your first search to the handover of the keys, with the costs, the pitfalls and our tips from years of experience.
Step 1: define your goal and budget
Are you buying for your own use, to spend the winter, to let out or to live there permanently later on? Your goal determines which area and which type of property suits you best. Then set your total budget and allow for 10 to 12% in additional buying costs. Curious what your budget will get you? Read Is Marbella expensive?
Step 2: choose the right area
Marbella is large and every area has its own character. The Golden Mile and Sierra Blanca for prestige and convenience, Nueva Andalucía for golf and schools, Marbella East for beaches and tranquillity, Benahavís and La Zagaleta for privacy and nature. Our guide Where do the wealthy live in Marbella? will help you get started.
Step 3: apply for your NIE number
The NIE (Número de Identidad de Extranjero) is your tax identification number in Spain. Without an NIE you cannot buy a property, open a bank account or connect utilities. You can apply for it at the Spanish consulate in your home country, or in Spain itself, possibly through a power of attorney granted to your lawyer. Start on this in good time.
Step 4: open a Spanish bank account
You need a Spanish account to pay for the purchase, taxes and running costs. Banks ask for proof of the source of funds, so have your documents ready.
Step 5: search for and view properties
A good estate agent prepares a shortlist in advance based on your wishes, so you do not waste any time on the ground. In the luxury segment, a large share of properties are sold discreetly and never listed online. Ideally, plan your viewing trip in spring or autumn, and visit your favourites twice.
Step 6: hire an independent lawyer
In Spain, having your own lawyer is not compulsory, but it is strongly recommended. Among other things, they will check:
- whether the seller is the real owner and whether there are any debts or mortgages on the property;
- whether the property matches the Land Registry and cadastral records;
- whether all buildings and extensions are legal;
- whether there is a valid certificate of occupancy (licencia de primera ocupación);
- whether local taxes and community fees have been paid.
Step 7: reservation and preliminary contract
Found the right property? Usually the first step is a reservation, where you pay a sum to take the property off the market while your lawyer carries out the checks. You then sign the preliminary purchase contract, often a contrato de arras, normally paying 10% of the purchase price. Please note: if you then pull out of the purchase, you lose this deposit. If the seller withdraws, they must pay you back double.
Step 8: financing
Buying with a mortgage? Spanish banks typically lend non-residents 60 to 70% of the purchase price or valuation. The 12-month Euribor stood at around 3.25% in September 2026. Apply for an agreement in principle in good time so you are not pressed for time. Many buyers at the upper end of the market also finance through their bank at home.
Step 9: signing the deed at the notary
The transfer of ownership takes place before a Spanish notary with the signing of the escritura. You then pay the balance, usually by banker's draft or bank transfer, and receive the keys. The deed is then registered at the Land Registry. If you do not speak Spanish, the notary or your lawyer will arrange a translation.
Step 10: after the purchase
- Transfer electricity, water, internet and insurance into your name.
- Set up direct debits for local taxes (IBI and refuse tax).
- File an annual non-resident tax return, even if you do not let the property.
- If permitted, obtain a holiday rental licence.
- A property manager or concierge for when you are away.
How much does it cost to buy a home in Marbella?
| Cost | Resale property | New builds |
|---|---|---|
| Tax | 7% transfer tax (ITP) | 10% VAT (IVA) + 1.2% stamp duty (AJD) |
| Notary and Land Registry | approx. 0.5 to 1% | approx. 0.5 to 1% |
| Lawyer | approx. 1% | approx. 1% |
| Indicative total | approx. 9 to 10% | approx. 12 to 13% |
The Andalusian government has announced a reduction in transfer tax to 6.75% for 2027. Always have your lawyer calculate your exact costs.
The five biggest pitfalls
- Signing before your lawyer has checked everything.
- Buying a property with illegal extensions.
- Underestimating the annual costs and taxes.
- Assuming holiday letting is allowed everywhere.
- Buying on the strength of photos, without visiting the area at different times of day.
Buying with Imagine Marbella
We are Geert and Martine, Belgian estate agents with an office in Marbella. We guide you through every step in your own language, work with trusted multilingual lawyers, notaries and banks, and have access to properties that are not listed online. Explore our Prestige collection, new-build property and resale properties, or arrange a no-obligation chat.
Buying from abroad
Not everyone can travel to Marbella several times. Fortunately, you can arrange much of the process remotely. With a power of attorney, your lawyer can apply for your NIE number, open a bank account and sign at the notary on your behalf. We tour properties for you on video calls, send detailed photos and reports, and attend the technical survey in person. Even so, we recommend visiting the property you choose yourself at least once.
Frequently asked questions
Can I buy a home in Marbella as a foreigner?
Yes. There are no restrictions for EU citizens. All you need is an NIE number and a Spanish bank account.
How long does it take to buy a home in Spain?
From reservation to notary, usually four to eight weeks for a resale property, depending on the checks and any financing.
Do I need to be in Spain to sign at the notary?
No. You can grant your lawyer power of attorney to sign on your behalf.
Does the Golden Visa still exist in Spain?
No, Spain abolished the Golden Visa for property investment in April 2025. For EU citizens this makes no difference.
