New Developments
in Torre del Mar

The Spanish Golden Visa route tied to property investment closed on 3 April 2025 under Organic Law 1/2025. Non-EU buyers can no longer use a qualifying real estate purchase to obtain a Golden Visa. Other residency pathways exist, including the non-lucrative visa and the digital nomad visa, but these are not linked to property ownership. You should take independent immigration legal advice specific to your nationality and circumstances before making any residency assumptions connected to a purchase.

Off-plan means the development has not yet broken ground or is at early licence stage. You are buying from plans, specification documents, and show-flat mock-ups if available. Entry pricing is typically at its lowest at this point. Under construction means the build is physically progressing; completion is closer, the development is visible, but unit availability may already be reduced and pricing will have moved from the pre-launch level. Neither option offers a product you can occupy immediately. Torre del Mar currently has two off-plan projects and one under construction, with no completed stock available.

The sequence is: reservation deposit to secure the unit, then a more substantial payment at private contract signing, typically bringing the total paid to 20 to 30 percent of the purchase price. For off-plan projects, additional stage payments may fall at construction milestones. The remaining balance is paid at notarial completion. Under Spanish law all stage payments made before completion must be protected by a bank guarantee or insurance policy covering refund if the developer fails to deliver. Your independent lawyer should verify this protection exists before you transfer any funds beyond the initial reservation.

Torre del Mar is a single coastal town rather than a collection of distinct neighbourhoods, so sub-area selection comes down to proximity variables within a relatively contained geography. The key questions are: how far is the unit from the beach promenade, is the street a quiet residential road or a busier through-route, does the orientation deliver sea views or sunlight at the times of day that matter to you, and how close are daily amenities. Frontline and first-line-beach units tend to be absorbed earliest in any sales release, so if those factors are priorities they need to be addressed at the reservation stage.

New residential property in Andalusia attracts IVA at 10 percent of the purchase price. Stamp duty, known as Actos Juridicos Documentados, is set at 1.2 percent in Andalusia. Notary and land registry fees together add approximately 0.5 to 1 percent. Independent legal fees typically run from 1 to 1.5 percent plus VAT. Adding these together, most buyers should budget 13 to 14 percent above the agreed purchase price to cover the full cost of acquisition. This figure does not include any financing costs or ongoing community and property taxes once you own the property.

Spanish banks do lend to non-residents buying new-build property, but on different terms than for residents. Non-residents can generally access up to 60 to 70 percent of the bank's assessed valuation, which may not match the agreed purchase price. Interest rates, documentation requirements, and eligible loan terms vary by lender and by the buyer's financial profile and country of residence. Roccabox can refer clients to independent mortgage brokers who work regularly with non-resident buyers, but we do not provide financial advice and recommend you take mortgage guidance from a regulated professional.