Buying a home in Marbella: the practical steps

1. Set your budget and shortlist

Start with your total budget, including purchase taxes and fees, rather than the asking price alone. Decide whether this is a permanent home, holiday base or investment; that choice changes which locations and buildings make sense.

In Marbella, Nueva Andalucía, Benahavís, Puerto Banús and Estepona, an area name can cover very different streets. Check the actual route to the beach, shops and schools, as well as parking, sun, road noise and how the neighbourhood feels outside the viewing hour.

2. Prepare before making an offer

If you are buying from abroad, arrange your Spanish foreigner identification number (NIE) early. If borrowing, speak to a lender before agreeing a completion date. Know how much cash you need for the deposit, taxes and fees, and allow time to transfer it.

Choose an independent Spanish property lawyer before signing a reservation or paying money. The agent can coordinate viewings and negotiations; your lawyer checks the legal position and contract for you.

3. Check the exact property

Ask your lawyer to obtain a current nota simple from the Land Registry to check the registered owner and any mortgages or other charges. Have them compare the deed, registry and cadastral details, and investigate any extensions, alterations or planning questions with the relevant town hall.

For an apartment or townhouse, ask about community fees, unpaid amounts, recent meeting minutes, agreed works and any special assessments. For any home, check the latest IBI (local property tax), utilities, energy certificate and whether it is occupied or tenanted. If rental income matters to you, check the specific property's permitted use and community rules before relying on projections.

4. Put the agreement in writing

An offer or reservation should say exactly what is included, how much is paid, who holds the money, the completion date and what happens if legal checks uncover a problem or mortgage finance is not approved. Have your lawyer review the terms before transferring a deposit. Reservation and arras contracts can carry different consequences; there is no single deposit amount or refund rule that fits every sale.

5. Allow for Andalusian taxes and fees

For a resale home, the general Andalusian transfer tax (ITP) rate is 7%. A first sale of a new home by a developer generally carries 10% VAT, with Andalusian stamp duty (AJD) generally 1.2% on the taxable deed. Reduced rates and special cases exist; plots and commercial property may be treated differently. Ask your lawyer or tax adviser to confirm the tax base and figures for the exact transaction.

Also budget for notary and Land Registry charges, your lawyer, any mortgage-related costs, and ongoing community fees, IBI, utilities and insurance. Get a written cost estimate before committing.

6. Sign, register and take over

At completion, the deed is signed before a notary and the remaining price is paid under the agreed terms. Your lawyer should arrange the tax filing and registration, check that any seller's mortgage is discharged, and help transfer utilities and community records. Confirm when keys and possession pass to you.

Buying off-plan? Add these checks

For a new development, have your lawyer review the developer, building permissions, specifications, delivery date, staged payments and the guarantee or insurance protecting advance payments. Check the documents needed for lawful occupation and utility connections before handover. A show home is not a substitute for the written specification in your contract.