New Developments
in San Pedro de Alcantara

No. The property-investment route to Spain's Golden Visa was closed on 3 April 2025 under Organic Law 1/2025. Non-EU buyers purchasing property in San Pedro de Alcantara or anywhere in Spain can no longer use a residential property purchase to qualify for residency under that programme. If residency is part of your objective, you will need to explore alternative visa categories, the Non-Lucrative Visa or the Digital Nomad Visa are common routes depending on circumstances, and you should take advice from an immigration lawyer before making any purchase decisions on residency grounds.

Off-plan means you are buying before or during construction, which in San Pedro currently describes all tracked inventory. You typically access lower indicative pricing, choose your unit early, and have time to arrange financing. The tradeoff is a completion date 12 to 36 months away, stage payments during construction, and the need for a bank guarantee to protect those payments. A completed property is immediately assessable, you can inspect what you are buying, but supply is limited in new builds and pricing reflects market conditions at the time of sale. Neither approach is categorically better; the right fit depends on your timeline and cash-flow structure.

After a small reservation deposit (usually €6,000 to €15,000), the private purchase contract sets out staged payments totalling roughly 20 to 30 percent during construction, paid in tranches tied to build milestones. The balance, typically 70 to 80 percent, is paid at completion before the notary, at which point title transfers to you. Every stage payment made before completion must be secured by a bank guarantee or insurance policy in your name, which your independent lawyer should verify before each payment is released. Specific terms vary by project and developer.

The beachfront and boulevard-adjacent plots in San Pedro offer walkability to the town centre, the promenade, and the coastal path connecting toward Puerto Banus. They tend to attract buyers prioritising rental potential and lifestyle convenience. Hillside positions above the AP-7 corridor typically offer wider views, more private plot configurations, and slightly larger living areas at equivalent price points. If you are buying primarily as a permanent or long-stay residence and prioritise quiet access and view, the hillside logic is sound. If walkability and rental yield during vacant periods matter, coastal proximity is worth the premium. The current single development's position within that range is something Roccabox can clarify directly.

For a new-build in Andalusia, the headline figure to hold is 13 to 15 percent of the purchase price in additional costs. IVA (VAT) on new residential property is 10 percent. AJD (stamp duty) in Andalusia is typically 1.2 percent for new builds. Add notary fees, land registry inscription fees, and your independent lawyer's fees to that. If you are financing with a mortgage, there are additional arrangement costs. Your lawyer will produce a precise cost schedule once the purchase price is confirmed. Pre-launch prices for the current San Pedro project remain indicative until a reservation agreement is signed.

Yes, Spanish banks lend to non-residents. The standard loan-to-value offered to non-residents is 60 to 70 percent of the bank's appraised value, which may differ from the purchase price. Banks will assess your income, existing liabilities, and fiscal documentation from your country of residence. For off-plan purchases, mortgage offers are generally formalised closer to completion rather than at reservation, because the bank appraises a finished property. This means you need to fund stage payments during construction from your own resources and draw the mortgage at handover. Planning that cash-flow gap in advance is important.