New Developments
in San Pedro de Alcantara

Not through the old property route. Spain's 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 by itself. Non-EU buyers can still purchase and own property freely, and ownership allows stays of up to 90 days in any 180 under normal Schengen rules. Longer stays require a separate visa category, such as non-lucrative residence or a digital nomad route, each with its own income and documentation requirements. Speak to an immigration lawyer before planning around residency.

In San Pedro the live choice today is off-plan, since the single tracked development has a licence but has not started construction, and nothing is completed. Off-plan usually offers earlier pricing, a wider choice of units and staged payments, but you wait for delivery and carry construction risk, which the mandatory bank guarantee is designed to cover. Ready-to-move gives certainty, immediate use and a chance to inspect the finished product, typically at a higher price. The right answer depends on whether your deadline or your budget matters more.

It normally begins with a reservation deposit, then a private contract payment bringing the total paid to roughly 10 to 30 percent. Further instalments follow construction milestones on an off-plan project, with the balance due at completion before a notary. Exact percentages are set by each developer, and pre-launch figures remain indicative until the official price list is released. Your lawyer should confirm that every stage payment is covered by a bank guarantee or insurance policy before you transfer funds.

Start with how you will use the property. The tracked inventory is in Marbella West, which suits buyers wanting beach access, restaurants and services close by on flat ground, with Puerto Banus and the Golden Mile nearby. Hillside areas such as Nueva Andalucia trade walkability for views and space, while Estepona to the west tends to offer more new supply. Check commute to schools and the airport, noise, orientation and the development's phase, then compare price per square metre across several areas before deciding.

On a new build, expect 10 percent IVA plus Actos Juridicos Documentados stamp duty at 1.2 percent in Andalusia. Notary, land registry and gestoria fees are added, along with your lawyer's fee, and a mortgage brings valuation and arrangement costs. A practical planning range is roughly 12 to 14 percent above the price, though the precise total depends on the property. Annual costs include the IBI property tax, community fees and, for non-residents, a small imputed income tax. Confirm everything with a tax adviser.

Yes, 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, so a deposit of 30 to 40 percent plus costs is a realistic expectation. Lenders assess income, existing debts and credit history, and they will request documentation from your country of residence. On off-plan purchases, timing matters because the mortgage is drawn at completion, not during construction, so approvals need to remain valid when the building is delivered. A broker can compare offers.