A brand-new villa or a modern apartment with the latest technology, energy-efficient and finished entirely to your taste: for many buyers in Marbella , a new build is the first choice. But the buying process differs from that of a resale property, especially if you buy off-plan. In this article you will discover the benefits, the costs, the guarantees and what to watch out for.
Why choose a new build in Marbella?
- Modern architecture and comfort: large windows, open-plan living spaces, generous terraces and sleek finishes.
- Energy-efficient: good insulation, heat pumps, underfloor heating and often solar panels. Comfortable in both summer and winter.
- Home automation and security: smart controls, CCTV and gated communities.
- Amenities: many developments offer communal pools, spa facilities, gyms and coworking spaces.
- Guarantees: statutory guarantees against construction defects.
- Staged payments: when you buy off-plan, you pay in instalments during construction.
Where is the coast building?
In Marbella itself there is barely any building landleft: in the first quarter of 2026, permits were granted for only 35 new homes. New developments in Marbella are therefore scarce and often exclusive, with villas on redeveloped plots on the Golden Mile, in Sierra Blanca, Nueva Andalucía or Marbella East. The widest choice of new builds is found in the neighbouring municipalities: Estepona (540 homes granted permits in the same quarter), Benahavís and Mijas. Also read our guides to the New Golden Mile and Benahavís.
Buying off-plan: how does it work?
- Reservation: you reserve the property with a fixed deposit.
- Purchase contract: within a few weeks you sign the purchase contract and pay a first instalment, often 20 to 30% of the price.
- During construction: there are sometimes interim payments.
- Handover: on handover and signing of the title deed, you pay the balance, often 50 to 70%.
Important: Spanish law requires the developer to protect your advance payments with a bank guarantee or insurance policy. If the project does not go ahead, you get your money back. Your lawyer checks that you receive such a guarantee for every payment.
What are the extra costs of a new build?
- VAT (IVA): 10% of the purchase price.
- Stamp duty (AJD): 1.2% in Andalusia.
- Notary, Land Registry and lawyer: around 1.5 to 2% in total.
So allow for roughly 12 to 13% on top of the price. With a resale property you pay 7% transfer tax (ITP) instead of VAT and stamp duty. Find out more in our step-by-step guide to buying a home in Marbella.
Guarantees on new builds
Spain has a statutory guarantee scheme: one year for finishing defects, three years for defects affecting installations and habitability, and ten years for structural defects. The developer must take out insurance to cover the latter.
What to look out for
- The developer: choose a developer with a strong track record. Visit projects they have already completed.
- Building permit: only buy once the building permit has been granted.
- Bank guarantees: insist on an individual guarantee for every payment.
- Specifications: check the specification list and finishes in the contract, not just in the brochure.
- Completion date: ask what happens if there are delays.
- Community fees: developments with lots of amenities have higher monthly costs.
- Handover: have the property thoroughly inspected at handover and record every snag on a list.
New build or resale?
A new build gives you modern comfort and guarantees, but you often have to wait for handover and the location is sometimes less central. A resale property is often in an established prime location and available straight away, but may need renovating. Browse both in our portfolio: new-build property and resale properties.
Why use an estate agent?
With a new build, as a buyer you usually pay no extra commission: the developer pays the agent. A good agent knows the developers, knows which projects are reliable, often gets priority on the best units and helps negotiate on price and finishes. We only select projects we genuinely believe in.
Discover our new developments
From exclusive villas in Marbella to modern sea-view apartments in Estepona and Benahavís: we would love to show you the developments that suit you. Explore our Prestige collection, our new developments or get in touch with us.
Personalisation: a home to your own taste
A big advantage of buying off-plan is that you can often still make choices on the finishes. Depending on the construction stage, you can choose between different floors, kitchens, bathroom tiles and colour palettes. With villa projects you can sometimes even adapt the layout, add an extra bedroom or enlarge the pool. Ask beforehand until when changes are possible and what they cost, and have every agreement put in writing.
Letting a new build
Would you like to let out your new-build home? Modern developments with a pool, spa facilities and a good location are very popular with tenants. Bear in mind, though, that not every complex allows holiday lets, and the rules in Andalusia have become stricter. Look into this before you buy and, if letting matters to you, ideally choose a development where it is expressly permitted.
How we work with new builds
Before we present a development to our clients, we examine it thoroughly: the developer's reputation, the building permit, the bank guarantees, the quality of the materials and the location. We visit the building site and previously completed projects. During construction we keep you informed with photos and updates, especially if you are not there yourself. At handover we inspect the property together with you and make sure any snags are resolved. That way you can buy with complete peace of mind, even from abroad.
Frequently asked questions
Is a new build more expensive than a resale property in Marbella?
Per m², often yes, and you pay 10% VAT plus 1.2% stamp duty instead of 7% transfer tax. In return you get modern comfort, energy efficiency and guarantees.
Is buying off-plan safe in Spain?
Yes, provided you receive a bank guarantee or insurance for every payment and the building permit has been granted. Have your lawyer check this.
How long does it take for a new development to be completed?
For an apartment complex, usually 18 to 30 months from the start of construction. A villa can be quicker or slower, depending on its size.
Do I pay commission as a buyer on a new build?
Usually not. The agent's commission is normally paid by the developer.
Can I buy a new build in Marbella remotely?
Yes. With a power of attorney for your lawyer and regular updates from your agent, you can follow most of the process from abroad.
