New Developments
in San Roque

The Spanish Golden Visa property investment route closed on 3 April 2025 under Organic Law 1/2025, so purchasing real estate in San Roque no longer grants residency rights for non-EU nationals. Buyers who wish to reside in Spain must explore alternative visa categories, such as the non-lucrative residence visa, which requires proof of sufficient passive income and private health insurance but prohibits employment in Spain, or entrepreneur and employment-based visas if relevant professional circumstances apply. Property ownership itself remains unrestricted; non-EU buyers can acquire, hold, and sell real estate without residency, subject to standard transaction taxes and the requirement to obtain a foreigner identification number (NIE) before signing any purchase contract. Roccabox recommends that buyers consult an immigration lawyer early if residency forms part of the purchase rationale, since visa processing times and financial thresholds vary by consulate.

Off-plan purchases in San Roque currently represent the only available route, since none of the sixteen tracked developments have reached completion. Off-plan means signing a contract before construction finishes, paying in stages as the build progresses, and taking delivery twelve to thirty months after reservation depending on the project's stage at the time of purchase. Payment schedules typically require thirty percent during construction and seventy percent at completion. The advantage is access to the full unit mix, often at indicative launch pricing that rises as construction advances. The risk lies in construction delays, developer solvency, and the possibility that final specifications differ from marketing materials. Spanish law requires developers to provide bank guarantees for off-plan deposits and stage payments, protecting the buyer if the project fails to complete. Completed units, once available, require immediate full payment and incur the same taxes but eliminate construction timeline uncertainty. Roccabox tracks stage transitions across all sixteen developments, so buyers can identify which projects are closest to completion and adjust their timeline expectations accordingly.

Reservation deposits in San Roque typically range from one to three percent of the purchase price, paid into an escrow account or directly to the developer, holding the unit for thirty to sixty days while contracts are prepared. Once the private purchase contract is signed, a further deposit, usually ten percent of the purchase price, is due, bringing the total initial outlay to between eleven and thirteen percent. Subsequent stage payments are tied to construction milestones: foundation completion, structural frame topped out, roofing and external envelope finished, internal installations completed. Each milestone payment is specified in the contract, and the developer must provide evidence, often in the form of architect certification, before the payment becomes due. Total construction-phase payments generally reach thirty percent of the purchase price. The remaining seventy percent is due at completion, when the developer obtains the licence of first occupation and the buyer signs the title deed before the notary. At this point, IVA at ten percent, stamp duty at 1.2 percent, and notary and registry fees also become payable. Buyers should ensure their lawyer confirms that the developer has lodged the required bank guarantee covering stage payments before transferring any funds beyond the initial reservation deposit. Roccabox provides a payment schedule summary for each tracked development, but the buyer's lawyer must verify the contractual terms and milestone definitions before signing.

Sotogrande holds twelve of San Roque's sixteen tracked developments, with prices starting at €673,000 and extending to €12.5 million. The area centres on three championship golf courses, a yacht marina, and an established network of beach clubs, international schools, and year-round services. Buyers here typically prioritise golf access, marina proximity, and a residential environment with high repeat-occupancy rates. La Alcaidesa, with four developments starting at €341,000, offers a lower entry point, faster motorway access, and a more compact layout around a single links course and smaller marina. The buyer profile skews toward owner-occupiers and those prioritising budget efficiency over resort infrastructure. Sotogrande projects often feature larger floor plans, private pools, and sea or golf orientation, while La Alcaidesa developments favour mid-range apartments and townhouses with communal amenities. Buyers who intend to use the property year-round and value walkable services should weight Sotogrande; those seeking lower acquisition cost, rental yield focus, or flexible access to the motorway corridor should examine La Alcaidesa inventory. Roccabox maintains live data on unit availability, pricing, and stage for all sixteen developments, allowing direct comparison across both sub-areas. Site visits are essential, since marketing materials do not capture orientation, noise from the A-7 motorway where relevant, or the practical distance to the marina and golf facilities.

New-build properties in San Roque incur IVA at ten percent of the purchase price, payable at completion when the title deed is signed. Stamp duty (AJD) in Andalucía currently stands at 1.2 percent, also due at completion. Notary fees for the title deed signing typically range from 0.3 to 0.5 percent depending on purchase price, and land registry fees add another 0.1 to 0.2 percent. The buyer's independent lawyer charges professional fees, usually between 0.5 and one percent of the purchase price, for contract review, licence verification, land registry searches, and representation at the notary. Altogether, taxes and transaction costs sum to approximately twelve to thirteen percent of the purchase price. These costs are separate from the purchase price itself and must be budgeted in cash, since Spanish mortgage lenders do not finance taxes or fees. If the buyer finances the purchase with a mortgage, additional bank arrangement fees, valuation fees, and mortgage deed notary and registry fees apply, typically adding another one to 1.5 percent. Roccabox does not provide tax advice and recommends that buyers consult their lawyer and a tax adviser before signing contracts, particularly if the buyer is non-resident or holds tax obligations in another jurisdiction. All fiscal calculations should be verified before the final completion payment is due, since underpayment of IVA or stamp duty can delay title deed registration.

Non-resident buyers can access Spanish mortgages for off-plan purchases in San Roque, though loan-to-value ratios are typically lower and interest rates marginally higher than for Spanish residents. Most Spanish banks lend up to sixty percent of the lower of the purchase price or the bank's own valuation for non-residents, compared to seventy or eighty percent for residents. Interest rates for non-residents currently range from approximately 3.5 to five percent depending on the lender, the buyer's financial profile, and whether the loan is denominated in euros or another currency. The mortgage application process requires proof of income, bank statements, tax returns, and completion of anti-money-laundering checks, which can take six to ten weeks. Buyers should begin pre-approval during the reservation phase, since lenders require a signed private purchase contract before issuing a binding mortgage offer. The bank will commission its own valuation once construction reaches a stage where the property can be appraised, often after the structure is topped out. Mortgage funds are released at completion, when the licence of first occupation is issued, so buyers must finance all stage payments during construction from their own resources. Roccabox works with mortgage brokers who specialise in non-resident finance and can introduce buyers early in the process, though the buyer remains responsible for assembling documentation and meeting the lender's underwriting criteria. Mortgage costs, arrangement fees, valuation, notary, and registry fees for the mortgage deed, add approximately one to 1.5 percent to the total transaction cost.