New Developments
in Fuengirola

The Golden Visa investment residency route through property purchase closed on 3 April 2025 under Organic Law 1/2025. Non-EU buyers may still purchase property in Spain without restriction, but the purchase no longer confers a residency pathway. Alternative residency routes remain available: the non-lucrative visa (requires proof of income and private health insurance, no work permitted), the digital nomad visa (for remote workers earning from non-Spanish sources), and employment or entrepreneur visas. Each category has specific income, tax, and activity requirements, and none are contingent on property ownership. If residency is central to your purchase rationale, consult an immigration lawyer before reserving a unit.

Off-plan purchases in Fuengirola currently offer 12 to 18 per cent lower pricing than equivalent completed units in the same development, and you pay the bulk of the purchase price and IVA only at completion, which defers cash outlay by 18 to 30 months. The trade-off: construction delay risk (even with contractual penalties), exposure to specification changes, and no ability to inspect the finished product before committing. Completed units allow immediate occupancy, full inspection before signing, and no construction risk, but you pay a premium for certainty and immediate rental income. If your timeline is flexible and you can absorb a six-month delay, off-plan delivers better entry pricing. If you require occupancy within 90 days or want to eliminate construction variables, buy completed. Roccabox provides live stock across both categories.

Reservation deposit: €6,000 to €15,000, paid to secure the unit. Private contract deposit: 20 to 30 per cent of the purchase price (minus reservation already paid), due at contract signing, usually 30 to 45 days after reservation. Stage payments: some developers require additional payments at construction milestones, foundation pour, shell complete, roof on, typically 10 per cent per stage, though many Fuengirola projects take only the contract deposit and then final payment at completion. Completion payment: the balance (usually 70 to 80 per cent), plus 10 per cent IVA, plus notary, registry, and legal fees, due at escritura signing. All pre-completion payments are covered by a bank guarantee under Ley 38/1999. Payment schedules vary by developer; Roccabox provides the exact schedule for each project at the point of reservation.

Fuengirola town offers the highest unit count (16 developments), closest proximity to the train station, port, and Miramar centre, and the strongest year-round rental demand due to commuter and resident density. Los Pacos sits 3 kilometres inland, delivers lower per-square-metre pricing (from €215,000), faster A-7 motorway access, and appeals to buyers prioritising value over beachfront proximity. Torreblanca occupies elevated plots east of town, offers sea views on upper floors, and starts at €365,000, this sub-area suits buyers wanting coastal outlook without El Higuerón's price entry. El Higuerón delivers resort infrastructure (spa, gym, beach club shuttle, Coya restaurant), branded-residence projects, and the highest price floor (€747,000); buyers here prioritise low-density living, amenities, and scarcity over rental yield. If your strategy is rental income, favour Fuengirola or Los Pacos. If your strategy is capital appreciation and lifestyle amenity, favour El Higuerón or Torreblanca.

Purchase price: agreed amount. IVA: 10 per cent of the purchase price, payable at completion (not on stage payments). AJD (stamp duty): 1.5 per cent of the mortgage deed value, if financing (only on the loan amount, not the purchase price). Notary fees: €600 to €1,200, depending on purchase price and deed complexity. Land registry fees: €400 to €800. Legal fees: typically 1 per cent of the purchase price plus IVA, paid to your independent lawyer. Total transactional cost: approximately 12 to 13 per cent of the purchase price if paying cash, or 13 to 14 per cent if financing, depending on the mortgage amount. If you purchase a furniture package, the developer invoices IVA separately on that package. These figures are indicative; your lawyer calculates exact exposure based on your purchase price and financing structure. Roccabox does not provide tax advice or prepare tax filings.

Yes. Spanish banks lend to non-residents at 60 to 70 per cent loan-to-value, require income verification (last two years' tax returns or payslips), and price mortgages at Euribor plus 1.8 to 2.5 per cent margin. You will need a Spanish bank account, an NIE (tax identification number), and proof of deposit for the equity portion. Processing takes 30 to 45 days once you submit documents. Some banks impose minimum loan amounts (€100,000) or maximum terms (25 years for non-residents). Arrange a mortgage in principle before signing the private contract, because if your financing falls through after you commit, you forfeit your deposit and may face breach-of-contract damages. Roccabox can introduce you to mortgage brokers who specialise in non-resident lending, but we do not arrange finance or provide borrowing advice.