Properties in Marbella
Real estate in Marbella includes apartments, studios, penthouses, duplexes, townhouses, villas, building plots, and commercial premises along 27 kilometers of the Costa del Sol coastline. Three‑bedroom apartments cost €350,000–700,000, penthouses and duplexes €600,000–2,500,000, and beachfront villas — from €2 to €10 million and above. A foreigner can buy property in Marbella without restrictions or permits, paying the same taxes as a Spanish citizen.
Read the price per square meter in two figures. The average asking price in January 2026 was approximately €6,075/m², up 5.38% year‑on‑year, while the average based on registered transactions was approximately €4,228/m². The gap of almost €1,800 is room for negotiation that listings do not disclose. The spread between neighborhoods is nearly twofold: from €4,300/m² in the eastern part to €10,000/m² and above in premium projects. Below — Marbella's neighborhoods and property prices, purchase and ownership costs, rental regulations, and what to verify before signing.
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Costs when buying real estate in Marbella
The listed price of a property is not the final transaction amount. Below is what the remainder consists of.
The tax depends on who is selling. Resale properties are subject to the transfer tax (ITP) at a rate of 7% — this is Andalusia's fixed rate, one of the lowest in Spain. New builds from developers are taxed differently: 10% VAT plus 1.2% stamp duty, totaling 11.2%. The rate is the same for residents and foreigners, with no surcharges based on nationality. In addition to the tax, there are notary, registry, lawyer, and gestor fees — approximately €1,200–2,500 plus the lawyer's fee of about 1% of the price. A practical rule of thumb: budget 10–12% above the price for resale properties and 12–14% for new builds.
Separately, check the cadastral reference value (valor de referencia). The tax authority calculates the base on this value if it exceeds the transaction price — in which case 7% is charged on the higher amount, and the difference may be treated as a gift. A lawyer verifies this figure before signing the deposit agreement, not after.
What it costs to own property in Marbella
Annually, the owner pays the IBI property tax — 0.4–1.1% of the cadastral value, garbage collection fees, and community association charges; in gated communities, the fee is higher because it includes security, gardens, and pools. If the property is not rented out, a non‑resident must still declare imputed income. If it is rented out, the income tax rate depends on citizenship: EU, Icelandic, and Norwegian residents pay 19% on income after deducting expenses; all others pay 24% on the gross amount, with no deductions at all. For a non‑EU non‑resident, this is a key figure in investment calculations: the tax consumes nearly a quarter of the rental income. The wealth tax is levied on net Spanish assets, with the first €3 million generally exempt, and the mortgage is deducted.
Rental regulations: what is allowed and under what conditions
Short‑term rental of a purchased property is only permitted with a VUT license, and for new registrations, direct approval from the community of owners is now required — by a three‑fifths majority vote. The ban also applies retroactively: if the community votes against, a previously issued license ceases to be valid. In parallel, a national registration number NRUA is required; without it, Airbnb and Booking will remove the listing from publication. Fines for operating without a license in Andalusia can reach €600,000. Good news for the buyer: an existing license transfers with the property upon sale. There is no moratorium on new licenses in Marbella — unlike several municipalities on the eastern coast — but the community meeting minutes must be verified before the deposit, not after.
Costs when selling property in Marbella
Upon sale, a non‑resident does not receive the full amount: the buyer withholds 3% of the price and remits it to the tax authority as an advance payment toward the capital gains tax. The difference is refunded upon filing a tax return if the actual liability is lower. Additionally, the municipal land value increment tax (plusvalía municipal) is payable.
What is being discussed in parliament
And one point to monitor. A bill is pending in parliament that would impose an additional tax of up to 100% of the tax base on the purchase of resale properties by non‑EU non‑residents. As of mid‑2026, it has not been passed or come into force, and new builds are not covered by the proposed wording at all — they are subject to VAT. Those choosing between resale and new builds should keep an eye on this.
Marbella neighborhoods: prices and specifics
A villa in Marbella, an apartment with a sea view, and a townhouse by the golf course cost differently not only because of size: the neighborhood determines both the price per square meter and the lifestyle around it.
| Neighborhood | What is sold here | Price per m² | Best suited for | What to consider when choosing |
|---|---|---|---|---|
| Golden Mile | Prime beachfront real estate: first‑line beachfront villas, penthouses with terraces and balconies, residences at the Marbella Club and Puente Romano hotels | from €5,760 by asking prices — up to €7,036/m² | Buyers for whom the address matters more than square footage | Four kilometers of development between the center and Puerto Banús; no new plots available, supply is only resale and selective renovation |
| Sierra Blanca and Cascada de Camoján | 4–6 bedroom villas with smart‑home systems in gated, guarded communities at the foot of La Concha mountain; nearby — La Zagaleta in neighboring Benahavís | from €5,562 | Privacy and year‑round living with perimeter security | 5–10 minutes by car to the sea: there is no beach within walking distance, but there is a panoramic view of the coastline |
| Nueva Andalucía / Golf Valley | Apartments, townhouses, and villas near the Las Brisas, Aloha, and La Quinta golf courses; to the west — Guadalmina with golf and sea | €5,199–5,533 | Families for year‑round living and golf enthusiasts | The most liquid area both for resale and long‑term rental — tenants live here all year, not just seasonally |
| Puerto Banús | Apartments at the port with garage and storage, penthouses with marina views and Golden Mile boutiques | ≈€5,532 | Those planning to rent out: demand does not drop in the off‑season | This is precisely where you most often find buildings where the community has voted to ban tourist rentals — verify the bylaws before paying the deposit |
| East Marbella (Los Monteros, Elviria, Cabopino, Marbesa) | Beachfront villas, apartments and units from 90 m² in complexes with gardens and communal pools | €4,300–5,200 | Families with children: the best sandy beaches and dunes, quieter and greener | The lowest entry threshold among coastal areas, but farther from the center — 10–20 minutes by car |
| San Pedro de Alcántara | New builds and modern residential complexes, studios and apartments with terraces within walking distance of the beach, commercial premises | ≈€5,246 | Those who want new housing and an urban environment within walking distance | The only area in the municipality with a noticeable volume of new builds — and new builds are taxed differently from resale |
Prices per square meter are based on market data from early 2026; these are neighborhood benchmarks, not valuations of specific properties. The average for the municipality of Marbella is approximately €4,415/m² for houses and €4,720/m² for apartments. In premium projects and branded residences, the price per square meter reaches €10,000 and above. Neighboring municipalities — Benahavís, Estepona, and Mijas — are part of the same market; Málaga Airport is about 45 minutes from Marbella, with international schools and tennis clubs nearby.
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Questions from property buyers
Yes. Only two documents are needed to purchase property in Spain: the NIE — a foreigner's identification number, without which the transaction cannot be registered — and a Spanish bank account for payments, utilities, and taxes. Citizenship, residency, or government permits are not required, and there are no restrictions by country of origin. The NIE is obtained at the Spanish consulate or at the local police station, typically within 2–6 weeks, so it is advisable to apply before finding a property. Travel is not mandatory: the transaction can be conducted remotely via a notarial power of attorney granted to a lawyer, legalized with an apostille and translated by a sworn translator.
No. The "golden visa" program, under which a purchase of €500,000 or more granted residency, was abolished on April 3, 2025, by Organic Law 1/2025 — the provisions on which it relied have been removed from legislation. There is no transition period: applications filed before that date are processed under the old rules, and visas already issued may be renewed, but no new ones are granted for real estate. Foreigners can still freely buy property in Marbella — only the automatic link to residency has disappeared. Long-term stay is arranged separately: a non‑lucrative visa for those living on savings or a pension, a digital nomad visa for remote workers, and entrepreneurial or work‑based grounds. Without residency, a third‑country national may stay in Spain for 90 days out of every 180.
Typically six to ten weeks. First, reservation: the property is taken off the market, and a deposit of €6,000–10,000 is paid. Then the lawyer conducts due diligence, and the parties sign a deposit agreement (contrato de arras) — typically 10% of the price; if the buyer withdraws, the deposit remains with the seller; if the seller withdraws, they return double the amount. Next comes the signing of the deed of sale before a notary with payment of the balance, registration in the Property Registry, and transfer of utility accounts. With a mortgage, the timeline extends by 3–5 weeks due to the bank's property valuation.
The extract from the Property Registry (nota simple): it shows the actual owner, mortgage, liens, and encumbrances. Debts of the previous owner for IBI and community fees transfer with the property, so a certificate of no arrears from the community administrator must be requested. For existing properties in Marbella, verify the first‑occupancy license and that what has been built matches what is registered: extensions, pools, and attics in Marbella have often been built without proper authorization, and legalization falls to the new owner. For new builds — a bank guarantee for payments made and a construction permit. The transaction should be handled by an independent lawyer, not the seller's or developer's lawyer.
Comparison of neighborhoods by price and lifestyle — in the table above. Here is what is not in the table and what listings do not mention. First: the bylaws of the building or gated community. They determine whether tourist rental is permitted and can be changed by a neighbor vote — this determines whether the property purchase will pay off as an investment. Second: the neighboring plot. Vacant land next to a villa in Marbella can become a construction site within two years, taking away both the sea view and privacy; the planning status of adjacent plots must be checked at the town hall. Third: seasonality of demand. In tourist‑driven areas, both properties and restaurants stand empty in winter — for year‑round living, this matters far more than the difference in price per square meter.
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