New Developments
in Casares

No. Spain closed the Golden Visa property investment route on 3 April 2025 under Organic Law 1/2025. Purchases after that date do not qualify for the investor residency permit, regardless of transaction value. Non-EU buyers can still acquire property without restriction, but ownership alone no longer grants residency rights. Buyers seeking residency must now explore other visa categories: the non-lucrative residence visa requires proof of sufficient passive income and health insurance but prohibits employment in Spain; the digital nomad visa permits remote work for non-Spanish employers but requires minimum income thresholds; the entrepreneur visa applies to those establishing a Spanish business with job-creation or innovation metrics. Each category carries distinct income, health insurance, and application requirements administered by Spanish consulates in the buyer's home country. Roccabox does not provide immigration advice; buyers exploring residency options should consult an immigration lawyer before committing to a property purchase.

Off-plan units offer the lowest per-square-metre pricing but carry eighteen to thirty-six month wait times and expose buyers to developer completion risk, construction defects not visible until handover, and potential delays beyond the contracted completion date. Completed apartments eliminate construction risk, permit physical inspection before purchase, and allow occupancy within weeks of signing the title deed, but trade those benefits for a price premium of ten to twenty per cent over early off-plan pricing. Buyers planning immediate relocation or short-term rental income should prioritise completed inventory. Buyers with flexible timelines, existing accommodation, and appetite for pre-construction pricing discounts should evaluate off-plan projects where the developer has secured building licences, filed bank guarantees, and commenced foundation work, reducing the risk of project suspension. Projects under construction but not yet completed occupy a middle ground: pricing sits above off-plan launch levels but below completed premiums, handover dates fall within twelve to eighteen months, and buyers can inspect concrete-poured structures to verify build quality and layout accuracy. Roccabox tracks stage-of-build and estimated completion dates across all seventeen Casares projects, routing buyers to inventory matching their occupancy timeline and risk tolerance.

A typical off-plan structure requires a reservation deposit of €5,000 to €10,000 upon signing the reservation agreement, followed by a twenty to thirty per cent deposit upon execution of the private purchase contract within thirty days. The developer then invoices one or two interim payments, each ten per cent of the purchase price, tied to construction milestones such as completion of the structure, installation of plumbing and electrical systems, or issuance of the first occupation licence. The balance, forty to sixty per cent, falls due at completion when the buyer signs the title deed before a notary. Some developers offer alternative schedules: a higher initial deposit of forty per cent in exchange for no interim payments, or deferred payment plans where ten to twenty per cent of the purchase price remains outstanding for six to twelve months post-completion, secured by a developer-held mortgage. Each structure carries different cash-flow implications and risk profiles. Higher upfront deposits reduce the buyer's liquidity during construction but may unlock per-unit pricing discounts; deferred payment plans preserve liquidity but expose the buyer to the developer's solvency risk during the deferral period. Buyers must confirm that the developer has filed bank guarantees covering all deposits and interim payments as required under Law 38/1999, ensuring that if the developer fails to deliver, the bank refunds the buyer's payments. The buyer's lawyer verifies guarantee filings during contract review.

Casares Costa, with five developments from €398,000, suits buyers prioritising beach proximity, rental yield, and access to Estepona's supermarkets, hospitals, and restaurants within a ten-minute drive; density is higher, communal facilities dominate, and the buyer demographic skews toward investment purchasers and seasonal residents. Casares Golf, also five developments from €395,000, appeals to golfers and buyers seeking lower-density townhouses or semi-detached villas with private pools, attracting year-round residents who value quieter surroundings but still require A-7 motorway access. Inland Casares, four developments from €335,000, offers the lowest entry pricing and the most traditional Andalusian village atmosphere, but sits twenty minutes from the coast; buyers here typically prioritise living-cost savings, slower pace, and hillside or mountain views over beach access. Doña Julia, two developments from €427,000, occupies a hillside position with golf course frontage and partial sea views, targeting buyers who want more space than Casares Costa provides but less isolation than inland Casares imposes. Finca Cortesín, one development from €585,000, serves buyers already familiar with the resort's hotel, spa, and two-Michelin-star restaurant, seeking a branded address and immediate access to resort amenities without hotel-managed-residence fees. Selection logic hinges on commute tolerance, rental-income priority, and whether the buyer plans year-round residence or seasonal use. Roccabox maps each sub-area's infrastructure, travel times to schools and hospitals, and demographic profiles to match buyer priorities to available inventory.

A €500,000 new-build purchase incurs ten per cent IVA, adding €50,000, bringing the tax-inclusive price to €550,000. Stamp Duty, calculated at one to one-point-five per cent of the total transaction value including IVA, adds approximately €6,875 at the one-point-two-five per cent mid-range rate. The buyer's independent lawyer charges €1,800 to €2,500 plus IVA for contract review, land registry checks, and notary representation, totaling approximately €2,700 with IVA. Notary fees for a €500,000 transaction run approximately €1,000, and land registry inscription adds €600. If the buyer arranges a Spanish mortgage for sixty per cent of the purchase price, the bank charges a one per cent arrangement fee, €3,000 on a €300,000 loan, and notary plus registry costs for the mortgage deed add another €1,200. Summing these: €50,000 IVA, €6,875 Stamp Duty, €2,700 legal fees, €1,000 notary, €600 registry, €3,000 mortgage arrangement, €1,200 mortgage deed, totaling approximately €65,375 in taxes and fees, or thirteen per cent of the purchase price. Buyers funding the purchase without a mortgage save the €4,200 in mortgage-related costs, reducing total fees to approximately €61,175, or twelve per cent. These figures are indicative; actual costs vary based on the lawyer's fee structure, the notary's sliding scale, and the Junta de Andalucía's Stamp Duty assessment. Buyers should request a detailed cost breakdown from their lawyer before signing the private contract.

Yes, but mortgage terms for non-residents are more restrictive than for Spanish residents. Spanish banks typically lend sixty to seventy per cent of the purchase price or valuation, whichever is lower, to non-resident buyers, compared to eighty per cent or more for residents. Interest rates for non-residents range from three-point-five to five per cent as of early 2025, versus three to four per cent for residents, and banks require proof of income from the buyer's home country, usually two years of tax returns and three months of bank statements. Processing times run eight to twelve weeks, during which the bank commissions an independent valuation of the property; if the valuation falls below the agreed purchase price, the bank lends against the lower figure, requiring the buyer to fund the shortfall in cash. Some developers offer bridge financing or deferred payment plans to cover the gap between the buyer's available cash and the mortgage advance, but these arrangements carry higher interest rates and shorter terms than bank mortgages. Buyers should arrange mortgage pre-approval before signing the private purchase contract to avoid liquidity shortfalls at completion. Roccabox coordinates introductions to mortgage brokers specialising in non-resident lending but does not provide financial advice or guarantee loan approval; the buyer's financial position and the bank's credit assessment determine mortgage availability and terms.