Off-plan and new-build homes on the Costa del Sol

Yes — provided the legal requirements are in place. Spanish law requires every developer receiving payments before completion to hold those funds under individual bank guarantee or insurance bond. If the developer fails to complete, the buyer is entitled to a full refund plus statutory interest. Key checks: verify the licencia de obras is granted; review the bank guarantee before signing; retain independent Spanish property counsel; check the developer's track record on prior phases. Roccabox verifies all of the above before recommending any development.

IVA at 10% on the purchase price, due at each milestone payment. Stamp duty (AJD) at 1.2% in Andalusia on the mortgage deed if financing. Independent legal fees 0.5–1.0% plus IVA. Notary and registry approximately 0.5–1.0%. Budget 12–15% of the purchase price as ancillary cost for a financed purchase, or 11–12% for cash. On a €1.5M apartment that is €165k–€225k beyond the headline figure.

Yes. UK nationals retain the same property purchase rights as any non-EU citizen. An NIE is required for all non-Spanish buyers. Non-residents may obtain Spanish mortgages at 60–70% LTV. The practical post-Brexit change is visa-related, not property-related: UK passports are subject to the Schengen 90/180-day rule, which does not affect ownership or purchase rights. Buyers intending to spend more than 90 days per visit should seek immigration advice.

Roccabox tracks 702 active developments across 30 towns. Marbella leads across the Golden Mile, Nueva Andalucía, East Marbella, and San Pedro. Estepona is the second-most active market with newer stock at lower per-square-metre prices. Benahavís commands the highest average price per square metre. Mijas Costa offers the widest price range. Casares and Manilva represent the value end with sea views and early-phase pricing.

Off-plan: contracted before or during construction with staged payments and bank-guarantee protection. New-build: first sale of recently constructed residential property; IVA at 10% applies. Resale: property changing hands for the second or subsequent time; ITP at 7% in Andalusia applies instead of IVA; no bank-guarantee framework; the product is immediately inspectable.

Holiday rental yields: 4–8% gross annually. Properties within 15 minutes of the beach in Marbella or Estepona with private pools achieve higher occupancy and nightly rates. Long-term rentals: 3–5% gross yield. A tourist licence is required in Andalusia for short-term rentals. Check community bylaws before purchase if rental income is part of your investment thesis — some statutes prohibit short-term lets. Professional management fees run 15–25% of revenue.

Off-plan at launch: 24–36 months from private contract to key handover. Licenced project under active construction: 12–24 months. Ready completed units: 30–60 days. Delays of 3–12 months beyond the projected delivery date are common and do not by themselves constitute breach in Spain. The buyer may rescind and claim a full refund if the developer fails to deliver within the agreed extension period.

Eight key checks: (1) Building licence granted, not merely applied for. (2) Developer completion track record on prior phases. (3) Bank guarantee in place, individually bonded per buyer, from a first-tier institution. (4) Community bylaws: rental restrictions and service-charge history. (5) Buyer holds NIE before signing the private purchase contract. (6) Independent legal counsel not affiliated with the developer. (7) Early-reservation discount confirmed real versus later-phase pricing. (8) Snagging rights and statutory warranties confirmed before contracting.