New Developments
in Istán

Not through the property route. The Spain Golden Visa for real estate investment closed on 3 April 2025 under Organic Law 1/2025, so buying a home no longer qualifies you for residency on its own. Non-EU buyers can still own property in Spain without residing here, and may stay as visitors within the standard Schengen limits. Other residency routes exist, such as non-lucrative or work-based permits, but they depend on your income and circumstances, not on the property. Take immigration advice from a qualified Spanish lawyer before relying on any plan to relocate.

Istán has three schemes under construction and two completed, so both options exist. A completed home lets you inspect the finished build, confirm orientation, views and access, and move in after completion. An under-construction unit usually offers staged payments and more choice of plot or layout, but you wait for delivery and carry the build-timeline risk. The right choice depends on your timeline, how much capital you want committed early, and how comfortable you are buying from plans and a specification.

A reservation is typically a small sum that holds the unit while your lawyer reviews the paperwork. At the private contract, a larger payment follows, and on off-plan schemes total pre-completion payments commonly reach 20 to 30 percent, with instalments linked to construction stages. The balance is paid at completion before the notary. Terms vary by project, so ask for the exact schedule in writing. Staged payments on off-plan homes should be covered by a bank guarantee, which your lawyer should confirm.

All five tracked developments sit within the Istán sub-area, so the decision is about individual schemes. Compare them on plot size, elevation and views, distance to the village centre, drive time to Marbella, build stage, and the specification offered. A hillside location changes daily life, so test the road, coverage and noise on a viewing. We can narrow the five against your budget, which starts at €555k, and your priorities, and arrange viewings accordingly.

On a new-build, expect IVA at 10 percent of the price and AJD stamp duty at 1.2 percent in Andalucía. Add roughly 1 to 1.5 percent for notary and Land Registry fees, plus your lawyer's fees. As a guide, total costs usually land at around 12 to 14 percent above the price. Annual costs include IBI property tax and community fees. Rates can change and individual circumstances differ, so confirm the figures with your lawyer. This is general information, not tax or legal advice.

Yes, several Spanish banks lend to non-residents, though terms are tighter than for residents. Loan-to-value is commonly capped at around 60 to 70 percent, and lenders will assess your income, credit history and the property. Arrangement costs and valuation fees apply. Rates and criteria change often, so speak to an independent mortgage broker early, ideally before signing the private contract, so you know your borrowing limit and timeline. We can introduce you to brokers but do not provide financial advice.