New Developments
in Torre del Mar

No. Spain closed the Golden Visa property investment route on 3 April 2025 under Organic Law 1/2025. Prior to that date, non-EU nationals could obtain residency by purchasing real estate valued at €500,000 or above. That pathway no longer exists. Non-EU buyers can still purchase property in Spain without residency, there is no ownership restriction, but the purchase alone confers no visa or residence rights. If you require Spanish residency, consult an immigration lawyer about alternative routes: non-lucrative visa (requires sufficient passive income, no work permit), work visa (requires employer sponsorship), entrepreneur visa, or family reunification. Purchasing Torre del Mar new-build property remains open to all nationalities, but do not assume it delivers a residence permit.

Off-plan units exist on paper, building licence granted, construction not started or in early stages, so you wait twelve to twenty-four months for completion and cannot occupy or rent until the licence of first occupation issues. Ready-to-move means the cédula is granted, the unit is habitable, and you can complete and take keys within weeks. Torre del Mar currently has zero completed new-build stock in our live tracker, so every purchase here is a construction-risk commitment. Off-plan usually offers lower per-metre pricing than completed equivalents because you forward-fund the developer, but you assume delay risk, builder-solvency risk, and the risk that market sentiment shifts before you can occupy. If you need to live in or rent the property in 2025, Torre del Mar new-build cannot deliver; look at completed resale stock or nearby towns with ready units.

Typical structure: ten percent deposit at reservation, which holds the unit while contracts are prepared. Within thirty to sixty days, you sign the private contract and pay another ten to thirty percent, bringing total equity to twenty to forty percent. During construction, the developer calls stage payments, often three or four tranches tied to milestones like foundation complete, structure topped out, façade finished, totaling another ten to twenty percent. At completion, you pay the remaining fifty to seventy percent, usually via mortgage drawdown if financing, plus costs (IVA, stamp duty, notary, registration). The developer specifies the schedule in the private contract. Some Torre del Mar builders may require higher upfront equity if they lack bank construction finance, others may allow back-loaded schedules if they have committed senior debt. Confirm the exact schedule with your lawyer before signing private contract, and ensure the developer provides the Law 38/1999 bank guarantee covering your pre-completion deposits, if the project fails, the guarantee refunds your payments.

Because Torre del Mar's live inventory does not span multiple sub-zones, selection hinges on: construction timeline (off-plan means longer wait, under-construction may complete sooner), unit layout and orientation (south-facing, corner units, top-floor for terrace size), proximity to beach and town services (some projects are beachfront, others two or three blocks inland), and developer track record (Roccabox audits builder solvency and prior delivery history). Request the architect plans, visit the site if possible, and compare cost per square metre including terrace allocation. Smaller buildings often have tighter communities and lower service charges post-completion, but fewer on-site amenities. Larger complexes may offer pools, gyms, or concierge, raising annual fees. Since Torre del Mar lacks gated resort infrastructure, most developments are mid-rise apartment blocks, competition is unit-level detail, not master-plan lifestyle. Roccabox walks you through inventory in each project, flags which units remain on broker allocation, and coordinates site visits during obra if you request them.

Purchase price plus ten percent IVA (new-build residential rate, confirm at signing), plus approximately 1.2 to 1.5 percent Actos Jurídicos Documentados stamp duty in Andalucía, plus notary fees around €600 to €1,200, plus land-registry fees €400 to €800, plus lawyer fees typically 0.5 to 1.0 percent plus IVA. If you mortgage, add bank arrangement fee (often one percent of loan), valuation (€300 to €600), and mortgage deed notary/registration costs (another €800 to €1,500). Total non-price costs run twelve to fourteen percent of purchase price if paying cash, thirteen to fifteen percent if mortgaging. IVA and stamp duty are due at notary completion, your lawyer calculates the exact sum and you must have funds cleared in your Spanish bank account before the signing appointment. Lawyer and notary fees are also paid at or shortly after completion. If you are making stage payments during construction, those are net payments to the developer, not taxed until final completion when IVA is assessed on the full price and you reclaim any VAT included in stage calls.

Yes, Spanish banks lend to non-residents, typically at loan-to-value ratios of sixty to seventy percent, occasionally higher if you hold substantial assets with the bank. Interest rates for non-residents run higher than resident rates, currently floating around four to five percent variable or fixed for five to ten years, though rates fluctuate with ECB policy. You will need: passport or national ID,證明 of income (employment contract, tax returns, bank statements covering six to twelve months),證明 of deposit funds' origin (to satisfy anti-money-laundering rules), and a Spanish bank account. Some lenders require life insurance covering the loan term. The bank will commission a valuation of the property (tasación), and the loan amount is capped at the lower of the purchase price or the valuation figure. Pre-approval takes four to eight weeks; formal mortgage offer is conditional on the property's valuation and final underwriting. Roccabox coordinates introductions to mortgage brokers who specialise in non-resident finance, but we do not arrange lending directly. Apply for mortgage pre-approval before signing private contract, so you know the maximum loan available and can structure your deposit and stage payments accordingly.