New Developments
in San Roque

The Spanish Golden Visa property investment route closed on 3 April 2025 under Organic Law 1/2025, so purchasing property in San Roque no longer grants residency by itself. Non-EU buyers can still purchase freely and may qualify for residency through other routes, such as the non-lucrative visa, but these are not tied to a specific property purchase or price threshold. Anyone considering residency alongside a purchase should speak to an immigration lawyer directly, since eligibility depends on personal circumstances rather than the property itself.

Off-plan means paying in stages against a construction timeline that has not yet finished, with the trade-off of earlier, generally lower pricing and a wait for delivery, typically 12 to 24 months depending on start date. Ready-to-move stock removes construction and delay risk entirely since you can inspect the finished unit before signing, but it prices in that certainty. In San Roque, 3 of 20 tracked developments are complete, 6 are under construction, and the remaining 11 are off-plan or licensed pre-construction.

Most developments start with a reservation deposit of €3,000 to €6,000 to hold the unit and price for a fixed period. A private purchase contract follows, usually bringing total upfront payment to 10 to 20 percent. For off-plan and under-construction purchases, further payments are staged against build progress, with the final balance due at notary on completion. Exact structures vary by developer, so the schedule should be confirmed in writing before any deposit is paid.

Sotogrande carries 15 of San Roque's 20 tracked developments, starting from €551,000, and suits buyers looking at larger villa schemes, marina or polo-adjacent positioning, and a mature resale market alongside new stock. La Alcaidesa has 5 developments from €341,000 and is the lower entry point, weighted toward newer apartment and townhouse stock in an area still building out its supply. The right choice depends on budget, unit type, and whether you want established or earlier-stage positioning.

New-build purchases carry IVA at 10 percent of the price plus AJD stamp duty, currently around 1.2 percent in Andalusia, though this can change and should be confirmed at purchase. Add notary fees, land registry inscription, and independent legal fees, typically a further 1 to 2 percent combined. As a rough planning figure, total costs beyond the price commonly fall between 11 and 13 percent, but this is not tax or legal advice and should be confirmed by your lawyer before signing.

Spanish banks do lend to non-residents, though typically at lower loan-to-value ratios than for residents, commonly 60 to 70 percent of purchase price or valuation, whichever is lower, versus up to 80 percent for residents. Terms depend on income documentation, existing debt, and the specific bank's criteria, and off-plan purchases add complexity since valuation is based on projected completion. Buyers considering financing should approach a Spanish mortgage broker or bank early in the process, since approval timelines can affect contract deadlines.