EŌLEA LIVING · Property Acquisition Advisors · Costa del Sol
Buying Property in Spain
as a Foreigner.
A complete guide for international buyers on the Costa del Sol —
NIE, costs, mortgage and process explained by an advisor
who works exclusively for the buyer.
Spain is one of Europe’s most active property markets for international buyers.
On the Costa del Sol, that demand has become structural.
The Costa del Sol — the stretch of Mediterranean coastline between Málaga and Gibraltar — is where over 34% of all property transactions in the province are made by foreign buyers. In Marbella that figure exceeds 60%. This guide covers everything an international buyer needs to know about purchasing property on the Costa del Sol specifically: the process, the costs, the legal requirements and why the right advisor makes the difference between a good purchase and a great one.
Costa del Sol · 300 days of sun · 160km of Mediterranean coastline
“The only place in Europe where you can ski
in the morning and swim in the sea in the afternoon.”
Why international buyers choose the Costa del Sol
More than 100 nationalities buy property here every year. The reasons are structural — not seasonal.
CLIMATE AND QUALITY OF LIFE
Over 300 days of sun per year. Mild winters, warm summers, 160 kilometres of Mediterranean coastline. The Sierra Nevada ski resort is less than two hours from the coast — making the Costa del Sol the only place in Europe where skiing and swimming are possible on the same day. What living on the Costa del Sol is actually like →
STRUCTURAL MARKET DEMAND
Foreign buyers represent over 34% of all property transactions in Málaga province — over 60% in Marbella. Structural, sustained demand driven by buyers with high purchasing power choosing the Costa del Sol to live, invest or retire. Why Málaga is one of Europe’s strongest property markets →
CONNECTIVITY AND INFRASTRUCTURE
Málaga Airport connects to over 80 European destinations with 22 million passengers annually. 2 to 3 hours from major European cities by direct flight. International schools, private hospitals with multilingual staff, 70+ golf courses and a fully developed services ecosystem.
How buying property in Spain works — step by step
The process is straightforward when you understand each step — and have the right people guiding you through it
01
OBTAIN YOUR NIE
The NIE is your Spanish tax identification number. Mandatory for any property purchase. Can be obtained in Spain or at a Spanish consulate abroad. Full NIE guide →
02
OPEN A SPANISH BANK ACCOUNT
Required to process payment, pay taxes and manage ongoing costs. Most banks accept non-residents. Process typically takes 1 to 3 weeks.
03
DUE DILIGENCE AND CONTRACT
Full legal review before signing anything — ownership, debts, planning permissions, developer track record. An independent lawyer reviews every contract on your behalf.
04
NOTARY AND REGISTRATION
Purchase completed before a Spanish notary. Title deed signed. Property registered at the Land Registry in your name. Keys handed over at completion.
The real cost of buying property in Spain
Beyond the purchase price — plan for an additional 10 to 13% in taxes and fees
10%
VAT (IVA) — New Build Only
10% VAT applies to all new build property in Spain. For a €400,000 property — €40,000 in VAT paid to the Spanish Tax Authority at completion.
1.5%
AJD — Stamp Duty
Actos Jurídicos Documentados — 1.5% on the notarial deed for new build in Andalusia. Applied on top of VAT for all new construction purchases.
1 – 2%
Notary + Land Registry
Regulated fees for signing the title deed and registering the property. Typically €1,500 to €4,000 combined depending on the purchase price.
1%
Legal Fees
An independent lawyer reviewing contracts and conducting due diligence. Not optional — the most important protection a foreign buyer can have.
For a €400,000 new build property in Andalusia — budget an additional €50,000 to €55,000 in taxes and fees. This must be factored into your total budget from day one.
The NIE — your essential first step
No NIE — no purchase. It is that simple.
WHAT IS THE NIE?
The NIE (Número de Identificación de Extranjero) is Spain’s tax identification number for foreigners. Required for every legally significant transaction — buying property, opening a bank account, signing a mortgage, paying taxes. Without it, no purchase is legally possible.
HOW TO OBTAIN IT
EU citizens apply at a Spanish police station with their passport. Non-EU citizens — including buyers from Argentina, Colombia, Mexico and other Latin American countries — can apply through a Spanish consulate or through a gestoría in Spain with a power of attorney. Processing typically takes 2 to 6 weeks. Full NIE guide for non-EU buyers →
Mortgage for non-residents — yes, it is possible
Spanish banks lend to non-residents. The conditions are different — but the option is real.
WHAT TO EXPECT
Spanish banks typically lend up to 60 to 70% of the purchase price to non-residents. For a €400,000 purchase this means a minimum of €160,000 to €180,000 in liquid capital including taxes and fees. We work with mortgage brokers specialised in non-resident financing who can access multiple banks simultaneously.
WHAT BANKS REQUIRE
Proof of income, last 2 years of tax returns, 6 to 12 months of bank statements, employment contract or business documentation and proof of assets. Process typically takes 4 to 8 weeks from application to approval. Non-resident mortgage guide →
Why an independent advisor changes everything
Every agent you meet in Spain works for the seller or developer. We work exclusively for the buyer — with no other interest.
ACCESS TO ALL DEVELOPMENTS
Full access to every active new build development on the Costa del Sol — including pre-launch and off-market. We present what fits your profile. Not what generates the highest commission.
INDEPENDENT DUE DILIGENCE
We review every contract, check every developer’s track record and coordinate the legal process before you sign. The questions most buyers never think to ask — we ask them on your behalf.
EXCLUSIVELY ON YOUR SIDE
Our only obligation is to protect your interests. No conflict of interest. No divided loyalty. No pressure to close a deal that is not right for you.
Explore the zones — Costa del Sol
Each zone has a different profile, price range and investment logic. The right choice depends on your objectives.
Beyond finding the property
Buying in Spain from abroad involves much more than choosing a property. We coordinate all the services you need to close the transaction from your country — lawyer, NIE, power of attorney, mortgage broker, gestoría, rental management and property management. Without having to find each professional yourself.
The experience behind Eolea Living
The founder of EŌLEA Living is a lawyer with over 20 years of experience in the real estate sector. MBA, EUDE Business School Madrid. Licensed Real Estate Broker in Spain. Relocated to Málaga from Argentina and went through the process of buying and investing in Spain as a client — before doing so as an advisor. Active investor in his own developments on the Costa del Sol.
We know what we’re talking about — because we’ve lived it.
Ready to start your search on the Costa del Sol?
Tell us your zone of interest, budget and objective.
First consultation is free and without commitment. We respond within 24 hours.