New Developments
in Rincón de la Victoria

No. Spain's Golden Visa route, which previously linked residency to property investment, was closed under Organic Law 1/2025 as of April 2025. Property purchase alone no longer confers residency rights for non-EU buyers. Other residency routes exist, such as the non-lucrative visa, but these depend on income, means and personal circumstances rather than the property purchase itself, and require separate legal and immigration advice unrelated to the real estate transaction.

It depends on priorities. The three completed developments let you inspect the actual finished unit, move in immediately, and avoid construction-stage risk, but pricing is fixed and negotiation room is narrower. The two under-construction and one pre-licence project offer earlier-stage pricing and payment schedules spread over the build period, but carry construction and delivery-timeline risk and current pricing on the pre-licence project remains indicative rather than final.

A reservation deposit, typically a few thousand euros, takes the unit off the market. This is followed by a private purchase contract setting out staged payments, often 20 to 40 percent of the price paid across the construction period for under-construction projects, tied to build milestones and backed by bank guarantees. The balance is paid at completion before the notary. Completed units simplify this to a reservation deposit followed by full payment at completion, with no interim staged payments.

The choice comes down to setting rather than price, since entry points are close (335,000 euros versus 315,000 euros). Rincón de la Victoria town holds five of the six live developments, sits near the promenade and established services, and offers the widest range of stages and unit types. Añoreta Baja has one development, set around the golf course, suited to buyers prioritising quieter, lower-density surroundings over walkable beach access.

New-build purchases in Andalusia incur IVA at 10 percent plus AJD stamp duty of roughly 1.2 percent, rather than resale transfer tax. Adding notary fees, land registry costs and legal fees typically brings total acquisition costs to around 12 to 14 percent above the sale price, though this varies by project and should be confirmed against the specific unit before signing. This estimate is not financial or legal advice and should be verified independently.

Spanish banks do lend to non-resident buyers, though loan-to-value ratios are typically lower than for residents, often in the 60 to 70 percent range against the purchase price, and require proof of income, existing assets and a Spanish NIE number. Approval and terms vary by bank and by buyer profile, and financing for units still under construction may involve additional conditions tied to build progress. Buyers should discuss financing directly with a lender or independent mortgage broker before reserving a unit.