Quick answer: what should a Marbella property buyer budget?
The largest additional purchase cost is normally tax. For a typical resale home in Andalucía, the general Transfer Tax (ITP/TPO) rate is 7% of the applicable tax base. A first delivery of a new home from a developer generally carries 10% VAT plus Andalucía’s general 1.2% Stamp Duty (AJD). Buyers should also budget for independent legal advice, notary and Land Registry work connected with the purchase, technical checks where appropriate, and mortgage-related items such as the valuation.
Reduced tax rates exist only when every legal condition is met. The final calculation also depends on whether the property is genuinely a first delivery, its official reference value, the buyer’s circumstances and the structure of the transaction. Obtain a written completion statement from an independent Spanish lawyer or tax adviser before signing or transferring a reservation payment.
Marbella buying-cost overview
| Cost | Resale home | New home from a developer |
|---|---|---|
| Main purchase tax | General Andalucía ITP/TPO rate: 7%, subject to the applicable tax base and any valid reduced rate | VAT: generally 10% on a qualifying first delivery |
| Stamp duty | Not normally charged as AJD on the same resale transfer taxed under TPO | General Andalucía AJD rate: 1.2% on the taxable notarial document |
| Notary and Land Registry | Allow for the purchase deed, copies, filing and registration according to the transaction and statutory tariffs | Allow for the purchase deed, copies, filing and registration; developer costs that legally belong to the seller should not be shifted to the buyer |
| Independent advice | Legal due diligence, contract review, tax coordination and, where useful, a survey or technical inspection | Developer, planning, licence, contract, payment-guarantee and completion-document review; snagging is also advisable |
| Mortgage items | The borrower normally pays the valuation and any agreed opening commission. The lender generally bears notary, registration, tax and gestoría costs for the mortgage deed—not the separate purchase costs. | |
Rates and rules checked on 30 July 2026. This table is general information, not a personal tax quotation.
How is ITP calculated on a resale property?
For a standard resale purchase in Andalucía, the general ITP/TPO rate is 7%. The percentage alone is not the whole calculation. If the property has an official cadastral reference value, that value may determine the tax base. If the declared value or agreed price is higher, the higher figure is generally used.
That means a buyer should check the reference value before signing a binding contract, not assume that tax will always be calculated only on the negotiated price. Andalucía currently gives two months from the day after the taxable act to file and, where applicable, pay Model 600. Your lawyer or tax representative should confirm the base, rate, deadline and supporting documents for the individual purchase.
Could a reduced ITP rate apply?
Andalucía has reduced rates for tightly defined situations, including some lower-value habitual-home purchases and qualifying buyers. Limits and personal conditions apply. A Marbella second home, holiday home or investment purchase will not qualify simply because the buyer plans to spend time there. Do not include a reduced rate in the budget until a qualified adviser has confirmed eligibility in writing.
How are taxes different on a new-build home?
A qualifying first delivery by a developer generally carries 10% VAT. The public purchase deed is also normally subject to Andalucía’s general 1.2% AJD rate. A home described in marketing as “new” is not automatically a first delivery for tax purposes, so the lawyer should confirm the seller, prior occupation and transaction history.
VAT on staged off-plan payments is normally paid as those payments become due. The buyer therefore needs a cash-flow schedule covering reservation, private contract, staged payments, taxes and completion—not just a percentage added on the day of signing at the notary.
What other buying costs should be included?
Independent legal and tax advice
An independent lawyer should verify the owner, registered charges, contract, planning position, occupancy documentation, community position, local taxes and the steps needed for completion. Complex ownership, company purchases, non-resident status, inheritance structures and mortgage finance can require separate tax advice.
Notary, Land Registry and administration
Notary and registration charges are tariff-based and depend on the deed and transaction. Ask for an itemised estimate instead of using one generic percentage. If a gestoría or representative will file taxes and register the deed, include its agreed fee separately.
Survey, technical inspection and snagging
A resale buyer may need a building survey, structural opinion or specialist inspection depending on age, condition and renovation plans. A new-build buyer should arrange a documented snagging inspection and agree how defects will be recorded and corrected.
Mortgage valuation and banking
Under the current mortgage-cost rules, the borrower normally pays the property valuation. The lender generally pays the notary, Land Registry, tax and gestoría costs relating specifically to the mortgage deed. These rules do not transfer the buyer’s separate purchase taxes, purchase registration or independent legal costs to the bank. Check any opening commission, insurance choice and foreign-exchange cost in the lender’s offer.
Reservation and private-contract payments
A reservation payment is normally part of the purchase price, not an extra tax, but it creates cash-flow and contract risk. Do not transfer funds until the recipient, refund conditions, property, deadline and legal effect have been independently reviewed. For an off-plan purchase, the lawyer should verify the statutory protection for applicable advance payments and the account receiving them.
What if the seller is non-resident?
When the seller is a non-resident for Spanish tax purposes, the buyer generally has to withhold 3% of the agreed consideration and pay it to the Spanish Tax Agency using Model 211. This amount is withheld from the seller’s proceeds as a payment on account of the seller’s tax; it is not an additional 3% purchase tax paid on top of the price. The buyer’s completion team must handle the filing correctly because the property can be affected if the obligation is ignored.
Costs after completion are a separate budget
Purchase costs should not be confused with ongoing ownership costs. Before completion, ask for current estimates for community fees, IBI, waste charges, utilities, insurance, pool or garden care, maintenance and any property-management service. These vary substantially between a central apartment, a gated development and a private villa.
A practical Marbella purchase-cost checklist
- Confirm whether the transaction is a resale or a qualifying first delivery.
- Check the cadastral reference value and the correct tax base.
- Obtain written confirmation of the tax rate and any claimed reduction.
- Request itemised legal, notary, registration, technical and mortgage estimates.
- Confirm how reservation and staged payments are protected and credited.
- Ask for a separate first-year ownership budget.
- Keep a contingency outside the completion funds for defects, furnishing and early maintenance.
Plan the purchase before choosing the payment date
Real Marbella Estate can help you compare suitable homes and coordinate the property search, while your independent lawyer and tax adviser confirm the legal and fiscal position. Explore buying property in Marbella, browse current properties, or request a private property consultation. Our guidance is property-focused and does not replace independent legal, tax or financial advice.
International buyers can connect this budget with the full process in the foreign-buyer guide for Marbella.
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Costs of buying in Marbella: FAQs
How much is property transfer tax in Marbella?
The general Andalucía ITP/TPO rate for a resale property is 7% of the applicable tax base. Reduced rates exist only for qualifying circumstances. Confirm the property’s reference value, tax base and buyer eligibility before relying on a figure.
Do new-build homes in Marbella have ITP?
A qualifying first delivery from a developer generally bears 10% VAT rather than ITP, together with Andalucía’s general 1.2% AJD on the taxable notarial document. The transaction must be classified correctly.
Should I simply add 10% to the advertised property price?
No. A resale and a new build have different taxes, and buyers also need to allow for legal, registry, technical and possibly mortgage costs. Obtain an itemised calculation for the specific property.
Who pays the mortgage costs in Spain?
The borrower normally pays the valuation and any agreed opening commission. The lender generally pays the mortgage-deed notary, registration, tax and gestoría costs. Separate purchase costs remain part of the buyer’s transaction budget.
Does a foreign buyer pay an extra Marbella purchase tax?
The standard purchase-tax framework is driven primarily by the property and transaction, not nationality. Non-resident ownership can create separate tax and reporting obligations, and a buyer purchasing from a non-resident seller generally has a 3% withholding duty. Obtain tailored advice.
