New Developments
in Cádiz

The Spanish Golden Visa route tied to property investment was closed on 3 April 2025 under Organic Law 1/2025. Non-EU nationals can no longer obtain residency by purchasing real estate in Spain, regardless of value. Other legal residency pathways exist, non-lucrative visas, digital nomad visas, and others, but these are not connected to property ownership. A Spanish immigration lawyer can advise on the options relevant to your personal circumstances. Roccabox does not provide immigration advice.

Off-plan means construction has not yet started, and in some cases the building licence may still be pending. You are buying from renders and specifications. Under-construction means the build is active, you can visit the site, assess structural progress, and verify build quality against what was promised. In Cádiz, five of the seven tracked developments are already under construction, which gives buyers a visible asset to evaluate. Off-plan carries more timeline uncertainty but often provides access to the earliest, lowest-priced tranches. Both structures require the same bank guarantee protections for stage payments under Spanish law.

The standard structure is a reservation fee of €3,000 to €10,000, followed by a private contract where the total deposit reaches roughly 10% of the purchase price. Some developments require further staged payments tied to construction milestones; others hold the balance until completion. The full schedule is set out in the private purchase contract before you are committed. All stage payments must be protected by a bank guarantee or insurance policy under Spanish law. The remaining balance is paid at notary on the day you receive the keys.

Cádiz city developments start at €549,000 and sit closer to the historic centre, Atlantic-facing beaches, and an established urban infrastructure with year-round demand. Torrenueva starts at €310,000 and offers a quieter coastal position with lower land costs, targeting buyers who prioritise space and value over city proximity. The sub-area choice has direct financial consequences: entry cost, likely rental yield profile, and the type of buyer or tenant pool you would be accessing differ meaningfully. A clear brief on your use case, primary residence, part-time use, or income-generating let, is the most useful filter when comparing the two.

New-build purchases in Andalusia attract IVA at 10% of the purchase price and AJD (stamp duty) at approximately 1.5%. Notary and Land Registry fees typically add 0.5% to 1%. An independent lawyer will charge around 1% plus IVA. In aggregate, budget 12% to 14% on top of the purchase price to cover all acquisition costs. These are planning figures based on current Andalusian rates, your lawyer will calculate the precise figures for your specific transaction. Do not rely on cost estimates provided by the selling agent or developer for legal or tax purposes.

Yes. Spanish banks do lend to non-resident buyers, though the terms differ from resident mortgages. Non-residents typically access loan-to-value ratios of up to 70%, compared to up to 80% for residents. Interest rates, arrangement fees, and documentation requirements vary between lenders. Banks will require proof of income, credit history, and often a Spanish NIE (foreigner identification number) before processing an application. For off-plan or under-construction purchases, mortgage offers are usually conditional and only convert to a formal drawdown at notary completion. A Spanish mortgage broker can compare products across multiple lenders.