New Developments
in San Roque

No. The property-investment route to Spain's Golden Visa was closed on 3 April 2025 under Organic Law 1/2025. Applications submitted before that date may still be processed under previous rules, but no new applications can be made on the basis of property purchase. Non-EU buyers can still purchase property in Spain without restriction, ownership rights are unaffected, but if residency is a requirement alongside your purchase, you will need to explore other visa categories with a qualified immigration lawyer.

A completed unit means you can inspect exactly what you are buying, move in or rent it out immediately, and avoid construction-period risk. The trade-off is that completed stock is priced to reflect today's market, with no phase-pricing advantage. Off-plan means you commit at a price set now, with delivery in one to three years, and stage payments spread the capital requirement over the construction period. The risk is construction delay or, in an extreme case, developer insolvency, which is why bank-backed stage payment guarantees are non-negotiable. Currently three units in San Roque are ready to occupy; eleven are at pre-construction or licensed stage.

A reservation deposit of roughly €5,000 to €15,000 is paid first, holding the unit while your lawyer conducts due diligence. The main private contract follows, bringing deposits to around ten percent. For developments still under construction, further stage payments tied to construction milestones follow. Each stage payment before completion must be covered by a bank guarantee or insurance-backed guarantee, if the developer fails to complete, these instruments allow you to recover funds paid. Your independent lawyer should confirm the guarantee is valid before any transfer is made. At completion the final balance is paid at the notary.

The two sub-areas serve different buyer profiles. Sotogrande is a long-established private resort with controlled supply, marina access, polo, golf, and a pipeline of branded-residence projects; prices start at €551,000 and rise to €13,000,000. It suits buyers prioritising resort lifestyle, longer-term capital positioning within a restricted-supply environment, or access to branded-residence allocations. La Alcaidesa starts at €341,000, borders the Gibraltar natural park, and appeals to buyers with a Gibraltar employment or business connection, or those wanting a primary or semi-primary residence at a lower entry point. The right answer depends on your use case, timeline, and how you weight proximity to the border versus resort infrastructure.

For a new-build in Andalusia, budget IVA at ten percent of the purchase price, plus AJD stamp duty at 1.2 percent. Independent legal fees typically add €1,000 to €2,000 for a standard transaction. Notary and land registry fees combined are roughly 0.5 to 1.5 percent depending on price tier. In total, a realistic acquisition cost above the headline price is twelve to thirteen percent. This does not include ongoing costs such as community fees, IBI property tax, or any mortgage arrangement fees, which should also be factored into your total budget.

Yes, non-resident mortgages are available from Spanish banks and some international lenders with Spanish operations. Non-residents are typically offered a loan-to-value ratio of up to 60 to 70 percent of the lower of the purchase price or the bank's own valuation, lower than the 80 percent more commonly available to Spanish residents. You will need to demonstrate income, provide tax returns from your country of residence, and pass standard credit assessment. Mortgage offers for new-build purchases are often issued at reservation stage but only formalised at completion. Roccabox can introduce you to independent mortgage brokers who work across this market; we do not advise on financing directly.