New Developments
in Torre del Mar

The Golden Visa property route closed on 3 April 2025 under Organic Law 1/2025, so purchasing a property in Torre del Mar no longer leads to residency on its own. Other residency routes exist in Spain, including non-lucrative and other visa categories, but they are not tied to property purchase and depend on separate immigration criteria. Anyone considering residency alongside a purchase should speak with an immigration lawyer directly, since this is a legal question outside the scope of a property transaction.

It depends on your timeline and risk tolerance. Off-plan units, of which two are currently tracked in Torre del Mar, generally allow staged payments and sometimes more favourable pricing, but carry construction and delivery risk and pricing that is still indicative until contract. The completed unit and the one under construction offer more certainty on specification and delivery date, with less room to negotiate. Comparing the payment schedule and delivery risk of each against your own timeline is the practical way to decide.

A reservation deposit, often a fixed smaller sum, holds the unit while checks are completed. A private purchase contract follows, typically requiring a larger deposit, commonly 10 to 30 percent depending on stage of construction. For off-plan purchases, remaining instalments are usually linked to construction milestones rather than paid in one block, with the balance due at completion when the deed is signed. Exact percentages and staging vary by development and should be confirmed in the contract itself, not assumed from general practice.

All four tracked developments sit within the single Torre del Mar zone, so there are no distinct named sub-areas to compare. What matters instead is micro-location: distance to the promenade and beach, proximity to the town centre and its shops and services, and whether the building faces a quiet street or a busier through-road. These factors affect both day-to-day living and resale or rental potential more than the marketing name of the development, and are worth checking on the ground rather than from renders alone.

New-build purchases in Andalucia carry VAT (IVA) at 10 percent plus Stamp Duty (AJD) currently at 1.2 percent, on top of notary, land registry and independent legal fees. Combined, total transaction costs commonly land between roughly 12 and 14 percent of the purchase price, though this varies by unit value and personal circumstance. These figures are indicative; confirm exact current rates and your own liability with an independent lawyer or tax advisor before committing to a purchase.

Spanish banks do lend to non-residents, though typically at lower loan-to-value ratios than for residents, often in the region of 60 to 70 percent of valuation rather than purchase price. Requirements, rates and timelines vary by bank and by the buyer's financial profile and nationality. If financing is part of your plan, it is worth starting conversations with lenders early, since mortgage approval timelines can affect whether a payment schedule on an off-plan unit is realistic to meet.