Buying property in Marbella is not simply a transaction. It is a structured process that combines market insight, timing, and coordination between multiple parties.
In a market where many of the best opportunities are not publicly advertised, preparation and positioning play a critical role. A well-informed buyer not only moves more efficiently but is also better placed to secure the right property when it becomes available.
At Solvilla, we guide this process end-to-end, providing clarity, access, and control at every stage.
1. How The Marbella Market Really Works
The Marbella property market is highly fragmented and largely non-transparent.
A significant portion of the best opportunities are:
Off-market
Shared privately between agents
Not publicly listed on portals
Access to these opportunities depends less on online search and more on relationships, positioning, and local market presence.
At Solvilla, a key part of our role is not only identifying properties, but accessing opportunities before they reach the wider market.
2. Preparation Before You Start
Defining Your Objective
Before entering the market, it is essential to define the purpose of your purchase. This typically falls into one of the following:
Primary residence
Holiday home
Investment
Lifestyle-driven acquisition
Your objective will directly influence location, property type, and decision-making criteria.
Financial Planning
The purchase price is not the total cost of acquisition.
Buying costs in Andalucía (2026):
Resale properties:
7% Transfer Tax (ITP) Legal fees: ~1% Notary & registry: ~0.3%–0.5% Total: ~8.5% – 10%
New developments:
10% VAT 1.2% Stamp Duty (AJD) Legal fees: ~1% Total: ~11.5% – 13%
In certain investment structures, more efficient tax positioning may be possible, subject to legal advice.
Early financial preparation ensures you are ready to act when the right opportunity arises.
Basic Requirements
To proceed with a purchase in Spain, the following are typically required:
NIE number (tax identification)
Spanish bank account
Source of funds documentation
Preparing these in advance avoids delays during the transaction.
Your Advisor
While most properties are shared across agencies, the difference lies in access, filtering, and execution.
An experienced advisor provides:
Access to off-market opportunities
Real pricing insight (what properties actually sell for)
Strategic negotiation positioning
Coordination across all parties
At Solvilla, we act as your central point of control from initial search through to completion.
3. Property Search And Market Understanding
Location as a Key Driver
In Marbella, location is one of the primary drivers of both lifestyle and value.
Differences between areas can include:
Privacy and exclusivity
Proximity to amenities
Views and elevation
Property style and density
Understanding these nuances allows for more targeted decision-making.
Understanding Value in Marbella
Value is not determined solely by size or price.
Key factors include:
Price per square metre
Micro-location (street, elevation, views)
Orientation and natural light
Privacy and surroundings
Condition and renovation potential
Two properties in the same area can vary significantly in value based on these elements.
Property Selection
A structured approach to viewings is recommended.
Rather than viewing a large number of properties, it is more effective to compare a curated selection within the same segment.
During viewings, attention should go beyond aesthetics to include:
Build quality
Layout and usability
Noise levels
Long-term potential
Properties are generally sold in their current condition, making careful evaluation essential.
4. Resale VS New Developments
Resale Properties
Purchased from an existing owner
Typically faster transactions
Sold in current condition
Subject to 7% Transfer Tax (ITP)
New Developments
New developments include both off-plan properties and key-ready units sold directly by a developer.
Purchased from a developer
May be under construction or already completed (key ready)
Possibility to personalise certain elements (if under construction)
Payments are typically structured in stages
Regardless of construction stage, all new developments are subject to:
10% VAT
1.2% Stamp Duty (AJD)
Typical Payment Structure (Off-Plan)
Reservation deposit
Private contract (usually 20–30%)
Stage payments during construction
Final payment upon completion
All payments are protected under bank guarantees.
Key-Ready New Developments
For completed (key-ready) new properties:
The process is similar to a resale in terms of timing
However, taxation remains VAT + AJD (not ITP)
5. Making An Offer And Negotiation
Structuring Your Offer
Offers are typically presented in writing and include:
Purchase price
Timeline
Conditions
Included items (furniture, extras, etc.)
Preparation and clarity significantly strengthen your position.
Negotiation
Negotiation is a structured process aimed at aligning both parties.
In practice, negotiation ranges vary depending on the property and market conditions, but are often in the range of 3% to 8% in prime segments.
A well-positioned offer is not only about price, but also about:
Certainty
Speed
Simplicity of execution
6. Due Diligence And Verification
Once an offer is accepted, the transaction enters the verification phase.
This is handled by legal professionals and may include:
Ownership verification
Urban planning and legal status checks
Debts and charges verification
Technical inspection (if required)
This stage ensures full clarity before committing contractually.
7. Reservation And Contracts
Reservation Agreement
Typically 1% of the purchase price but may vary depending on the property
Property is taken off the market
Held in escrow
Private Purchase Contract
Usually signed within 10–14 days
Approximately 10% total paid (minus reservation)
Terms and completion timeline formalised
8. Completion At Notary
Completion takes place at the notary, where ownership is formally transferred.
At this stage:
Remaining balance is paid
Title deed is signed
Keys are handed over
Typical Timeline
Offer accepted
Reservation (immediate)
Due diligence (2–3 weeks)
Private contract signed (~10% paid)
Completion at notary (typically 4–8 weeks)
Timelines may vary depending on the structure of the transaction.
9. After-Sale Considerations
Following completion, practical steps include:
Registration of the property
Transfer of utilities
Ongoing cost management
These elements are typically coordinated with your advisors.
10. Rental And Usage Considerations
Short-term rental potential depends on:
Urban classification of the property
Community regulations
Local licensing requirements
This should always be verified during the due diligence phase.
11. Common Mistakes To Avoid
Focusing only on asking prices instead of real market values
Underestimating total purchase costs
Not verifying legal and planning status
Overlooking micro-location differences
Delaying decisions in a competitive market
At Your Side Throughout
At Solvilla, each acquisition is managed with structure, discretion, and market insight.
Our role is to ensure that every stage of the process is handled efficiently, while providing access to the right opportunities at the right time.
Next Steps
If you are considering purchasing property in Marbella, we are available to discuss your requirements and define a tailored approach.
Frequently Asked Questions By Property Sellers
Yes, Spain places no restrictions on foreign property ownership, making Marbella fully accessible to international buyers. The process typically involves obtaining a Spanish NIE number (tax identification number), opening a local bank account and signing a purchase contract before a notary. International buyers may acquire property either in their own name as individuals or through a Spanish limited company (Sociedad Limitada) incorporated for this purpose. Buyers should also budget for additional costs of approximately 10 to 12 percent on top of the purchase price, covering transfer taxes, which vary depending on whether the property is newly built or second-hand, notary fees and registration. Solvilla works with a network of trusted local lawyers and advisors to guide clients through every step of the process.
Typically between 1 and 3 months after offer acceptance.
Not mandatory, but strongly recommended.
In most cases yes. Negotiation is standard and depends on the property and market conditions. New development prices are usually fixed.
Most properties are, however it depends. This should always be clarified during negotiation.
Yes, with the appropriate legal structure, although visiting is recommended.
