New Developments
in Manilva

No. The Golden Visa route that previously linked residency to property purchase closed on 3 April 2025 under Organic Law 1/2025. Buying property in Manilva, at any price point, no longer carries a residency benefit on its own. Non-EU buyers seeking to live in Spain need to pursue a separate residency route, such as the non-lucrative visa or another qualifying category, through an immigration lawyer. Property purchase decisions and residency planning should be treated as two separate processes with separate professional advice.

Off-plan and with-licence projects, seven of the 28 tracked in Manilva, allow earlier unit selection and staged payment schedules, but pricing remains indicative until private contract and carry build-timeline risk. Ready-to-move stock, four completed projects currently, can be inspected as a finished product with no delivery date to track, but pricing reflects a completed asset rather than an early-stage position. Under-construction projects, the largest group at seventeen, sit between the two, with visible structural progress and payments tied to build milestones.

A reservation deposit, usually €6,000 to €10,000, secures a specific unit for a short period while due diligence takes place. The private purchase contract then sets the full schedule: for off-plan and under-construction projects this generally means staged payments of 20 to 40 percent of the price tied to construction milestones, with the balance due at completion before the notary. Completed properties typically move straight from reservation to a single balance payment at completion. Exact terms vary by developer and project.

The choice depends on entry price, product type, and stage availability rather than location alone. La Duquesa carries the lowest entry point from €288,000 and includes marina-adjacent stock with established completed phases. Manilva itself offers the widest range across eighteen developments from €320,000, spanning stages and product types. Bahía de las Rocas, smaller with three developments from €390,000, concentrates larger-format and branded product at the upper end of the price range. Comparing current inventory across all three against budget and stage preference is the practical starting point.

New-build purchases carry IVA at 10 percent and AJD stamp duty at 1.2 percent in Andalucía, on top of legal fees around 1 percent and notary and registry costs typically between €1,500 and €3,000. Combined, buyers should plan for roughly 11 to 13 percent above the purchase price in taxes, legal, and notary costs. These figures are indicative and can vary by property value, financing arrangement, and specific project terms, so buyers should confirm exact costs with independent legal and tax counsel before signing.

Non-resident mortgages are available through Spanish banks, though terms differ from resident lending, typically with lower loan-to-value ratios, often in the 60 to 70 percent range, and additional documentation requirements around income and existing assets. Approval and terms vary by bank, buyer profile, and project stage, with completed or near-complete properties generally easier to finance than early off-plan units. Buyers should approach financing discussions with banks or a mortgage broker early in the process, alongside independent legal advice, rather than after signing a private contract.