New Developments
in San Roque

No. The Spanish Golden Visa property route closed on 3 April 2025 under Organic Law 1/2025, so buying a home no longer qualifies you for residency on its own. Owning property in San Roque is still fully open to non-EU buyers, and it allows stays within the standard visa-free limits for your nationality. Longer residence needs a different permit, such as a non-lucrative visa, work or entrepreneur routes. Eligibility depends on your circumstances, so speak to an immigration lawyer before relying on any route. Roccabox can introduce independent advisers, but we do not give immigration advice.

It depends on timeline and appetite for delivery risk. Of the 20 tracked developments, 11 are off-plan or licensed, 6 are under construction and only 3 are completed. Off-plan offers the widest choice of units and lower early pricing, but you wait and rely on the developer delivering. Completed homes let you inspect exactly what you are buying and move in sooner, with fewer options and typically higher prices. Buyers who need keys soon should focus on the completed and late-stage stock. Buyers with a longer horizon often benefit from earlier phases.

You first pay a reservation to hold the unit, then sign a private purchase contract with a deposit that is commonly around 10 percent. Further instalments are tied to construction stages, with the balance paid at completion before the notary. For off-plan purchases, payments made before completion should be protected by a bank guarantee or insurance, and you should see that document before paying. The exact schedule varies by project and is fixed in your contract. Your independent lawyer should review the terms before you sign.

Start with budget and use. Sotogrande has 15 of the 20 developments, with prices from €549k, and suits buyers who want an established, low-density residential setting with marina, golf, polo and international schools, often for long stays or year-round living. La Alcaidesa has 5 developments from €341k, the lowest entry point in San Roque, and fits holiday use, golf-led communities or rental-oriented purchases. Visit both if you can, compare specific developments rather than areas in general, and let your intended use decide.

On new-build residential property, expect 10 percent VAT (IVA) and Stamp Duty (AJD) of 1.2 percent in Andalusia, plus notary, land registry and legal fees, and utility connections. Many buyers plan for roughly 12 to 14 percent on top of the price in total, though the real figure depends on the unit and your circumstances. Ongoing costs include annual property tax (IBI), community fees and, for non-residents, a non-resident income tax charge. Confirm every figure with your independent lawyer or tax adviser before committing.

Yes, Spanish banks do lend to non-residents, but terms are tighter than for residents. Loan-to-value is commonly lower, often up to around 60 to 70 percent of the valuation, and lenders assess income, credit history and the property itself. Approval takes time, so start early, particularly when buying off-plan where completion is some way off. Rates and conditions change, so treat any figures as indicative. Roccabox can introduce independent mortgage brokers, but we do not give financial advice, and your lawyer should review any loan offer.