Taxes and Costs When Buying New-Build Property in Marbella in 2026

Buying a new-build property in Marbella involves more than the advertised purchase price. Buyers should also budget for taxes and other transaction costs associated with completing the purchase.

For a standard first delivery of a new residential property by a developer in Andalucía, the two principal purchase taxes are generally 10% VAT (IVA) and 1.2% Stamp Duty (AJD). Other costs may include legal fees, registration costs, notarial costs where applicable, mortgage-related expenses and additional professional services depending on the transaction.

Quick answer: As a starting point, a buyer purchasing a standard new-build home in Marbella directly from a developer should generally account for 10% VAT plus 1.2% AJD, before considering legal, registration, notarial, financing and other transaction-specific costs. The exact total depends on the property and the buyer's circumstances.

This guide explains the main taxes and costs to consider when buying a new-build property in Marbella in 2026.

What taxes do you pay when buying a new-build property in Marbella?

The tax treatment of a property purchase depends, among other factors, on whether the transaction constitutes a first delivery of a new home or a subsequent transfer.

For a standard new-build home purchased as a first delivery from the developer, the purchase is generally subject to VAT rather than Property Transfer Tax (ITP/TPO). The public deed documenting a new-home purchase subject to VAT is also generally subject to AJD in Andalucía.

For the standard case covered by this guide:

The table is a general overview rather than an individual tax calculation.

How much VAT do you pay on a new-build property in Marbella?

For the first delivery of a new home purchased from the developer, the general VAT rate applicable to residential property is currently 10%.

This means that, for example, if the taxable purchase price is €500,000:

€500,000 × 10% = €50,000 VAT

For a taxable purchase price of €1,000,000:

€1,000,000 × 10% = €100,000 VAT

The Spanish Tax Agency states that the VAT is paid by the buyer to the seller, who subsequently accounts for it to the tax authorities.

What about parking spaces and storage rooms?

The Spanish Tax Agency states that the 10% rate for the sale of homes includes up to two garages per dwelling and annexes located in the building when they are transferred jointly under the applicable conditions.

Buyers should nevertheless have the tax treatment of the particular transaction checked, especially where additional units or separately structured purchases are involved.

What is AJD and how much is it in Andalucía?

AJD stands for Actos Jurídicos Documentados, commonly described in English as Stamp Duty.

When a new home purchase is subject to VAT and documented in a public deed meeting the relevant requirements, AJD also applies.

The general AJD rate in Andalucía is 1.2%. The Junta de Andalucía confirms that, for the purchase of a new home subject to VAT, the purchaser is the taxpayer for this part of the transaction.

For example:

€500,000 × 1.2% = €6,000 AJD

And:

€1,000,000 × 1.2% = €12,000 AJD

There are reduced AJD rates for certain qualifying purchases, particularly in specified habitual-residence circumstances, but eligibility depends on statutory requirements including property value and buyer circumstances.

For the purposes of this guide, we therefore use 1.2% as the standard reference rate, without assuming that an individual buyer qualifies for a reduced rate.

Do you pay ITP when buying a new-build property?

Generally, not in addition to VAT for the same standard first delivery covered by this guide.

This distinction is important because buyers frequently see references online to Andalucía's 7% Property Transfer Tax and assume that it must be added to the 10% VAT.

For a standard first delivery of a new home by the developer, the transaction is generally subject to VAT. Used homes and subsequent transfers generally fall under Property Transfer Tax instead, subject to the circumstances of the transaction.

Therefore, a standard new-build calculation should not simply be:

10% VAT + 7% ITP + 1.2% AJD.

For the standard new-build scenario considered here, the principal purchase taxes are instead:

10% VAT + 1.2% AJD.

Example: taxes on a €500,000 new-build property in Marbella

Let's consider a simplified example of a standard €500,000 new-build home purchased directly from the developer and subject to the general tax rates.

Therefore, the two principal purchase taxes in this example amount to:

€56,000

or:

11.2% of the €500,000 taxable purchase price.

This figure does not include legal fees, registration, applicable notarial costs, mortgage-related costs or other professional expenses.

Example: taxes on a €1,000,000 new-build property in Marbella

For a €1,000,000 standard new-build purchase:

The two principal purchase taxes therefore total:

€112,000

Again, this is not the complete cost of the transaction. It is a simplified calculation of the purchase price plus VAT and general-rate AJD.

What other costs should you budget for?

Taxes usually represent the largest additional amount, but they are not the only consideration.

Independent legal fees

International buyers commonly appoint an independent Spanish lawyer to carry out legal due diligence, review contracts, coordinate the purchase and assist with completion.

Legal fees are not a tax and there is no single percentage that applies to every transaction.

The buyer should obtain a clear fee proposal from the lawyer before proceeding.

Property Registry costs

Once the purchase has been completed, the new ownership is normally registered with the relevant Property Registry.

Registration fees are regulated, and the precise amount depends on the transaction and the applicable tariff. Buyers should obtain a transaction-specific estimate rather than applying a generic percentage.

Notarial costs

The public deed is authorised before a Spanish notary.

Notarial fees are regulated. The allocation and final amount of particular notarial costs can depend on the applicable legal rules and the circumstances of the transaction, so buyers should obtain a transaction-specific estimate rather than applying a generic percentage.

The General Council of Notaries confirms that notarial and registry fees are regulated and also distinguishes the different expenses associated with a property transaction.

Gestoría and administrative costs

A gestoría may be used for administrative tasks such as tax processing and registration formalities.

This is a service cost rather than a property tax and will depend on whether the service is required and the provider used.

Technical or snagging inspection

For a completed or near-completed new-build property, a buyer may choose to appoint a surveyor, architect or other technical professional to carry out a pre-completion or snagging inspection.

The cost depends on the professional and the property.

As the property approaches completion, buyers should also check the documentation required for completion and occupation. For more information, read our guide to the LPO and first-occupation requirements in Marbella.

Are the taxes different when buying off-plan?

An off-plan purchase can involve payments before the property is completed.

The tax and payment timing should therefore be reviewed in the context of the particular purchase contract and payment schedule rather than assuming that every transaction follows an identical timetable.

More importantly, buyers making advance payments should also understand the protections applicable to those amounts.

We explain the process separately in:

Buying Off-Plan Property in Marbella in 2026: What to Check Before Paying a Deposit

What costs should you consider if you need a mortgage?

A mortgage introduces a separate set of financing considerations.

These may include valuation costs and any costs associated with the buyer's own financial arrangements, depending on the lender and transaction.

Importantly, the tax treatment of the mortgage deed should not be confused with AJD arising from the property purchase itself. The Junta de Andalucía notes that, following the 2018 legislative change, for deeds of mortgage loans the lender is considered the taxpayer for AJD.

Buyers requiring finance should obtain an individual mortgage illustration and cost breakdown from the lender rather than applying a generic percentage.

Do non-resident or non-EU buyers pay higher purchase taxes?

The standard VAT and AJD rates discussed above are determined by the nature of the transaction and the applicable tax rules, rather than simply by whether the purchaser is an EU or non-EU citizen.

However, a buyer's tax residence, ownership structure and future use of the property can have other tax implications that fall outside the immediate purchase taxes covered by this guide.

International buyers should therefore obtain individual tax advice where appropriate.

For immigration, NIE and property-purchase considerations affecting non-EU buyers, read:

Buying Property in Marbella as a Non-EU Citizen in 2026: What You Need to Know

What about ongoing costs after buying the property?

Purchase costs should be distinguished from the ongoing costs of owning the property.

Depending on the property and the owner's circumstances, ongoing expenses can include:

• local property taxes;

• community fees;

• utilities;

• insurance;

• property maintenance;

• taxation associated with ownership or income where applicable; and

• property management or other optional services.

These ongoing ownership costs vary considerably depending on the property, its location, the community of owners, the services provided and the owner's individual circumstances. They should therefore be budgeted separately from the acquisition costs covered in this guide.

How much should you budget on top of the new-build purchase price?

For the two principal taxes alone, a standard new-build purchase subject to the general rates discussed in this guide currently produces:

10% VAT + 1.2% AJD = 11.2%

of the relevant taxable purchase price.

However, 11.2% should not be interpreted as the buyer's total acquisition cost. Buyers should budget separately for legal, registration, applicable notarial, financing, administrative, technical and other transaction-specific costs.

Step by step: budgeting for a new-build purchase

1. Confirm the purchase price

Check exactly what is included in the agreed price, including any parking spaces, storage rooms or other elements.

2. Confirm the tax treatment

Your professional advisers should confirm whether the transaction constitutes a new-home purchase subject to VAT and the applicable AJD treatment.

3. Calculate VAT

For the standard residential transaction covered by this guide, use the applicable 10% rate.

4. Calculate AJD

For the standard general-rate scenario in Andalucía, use 1.2%.

5. Obtain your legal-fee quotation

Do not estimate it as a tax.

6. Account for completion and registration expenses

Include the transaction-specific notarial, registry and administrative expenses applicable to your purchase.

7. Add financing costs if required

If purchasing with a mortgage, obtain the lender's individual breakdown.

8. Keep a contingency

Avoid committing every available euro to the purchase price itself.

How Valthera Homes helps new-build buyers

Valthera Homes specialises in new-build properties and developments across the Costa del Sol.

We help buyers compare locations, developments, available units and purchase structures and coordinate with developers and the buyer's independent professional advisers throughout the process.

For a broader overview, read our Complete Guide to Buying New-Build Property in Marbella in 2026

Explore New Developments in Marbella and compare current new-build opportunities.

You can also Explore New Developments currently available across the Costa del Sol.

Contact Valthera Homes to discuss your requirements and explore current new-build opportunities in Marbella and across the Costa del Sol.

Frequently Asked Questions

How much tax do you pay on a new-build property in Marbella?

For a standard first delivery of a new residential property from a developer, the general VAT rate is currently 10%. In Andalucía, the general AJD rate is currently 1.2%. Individual circumstances and qualifying reduced rates should be checked separately.

Do you pay both VAT and AJD on a new-build property?

For the standard new-build transaction covered by this guide, the purchase is generally subject to VAT and the public deed is also subject to AJD where the relevant requirements are met.

Do you pay ITP on a new-build property in Marbella?

A standard first delivery of a new home by the developer is generally subject to VAT rather than ITP/TPO. Used properties and subsequent transfers generally follow a different tax treatment.

How much are the taxes on a €500,000 new-build property?

Using the standard rates discussed in this guide, 10% VAT would be €50,000 and 1.2% AJD would be €6,000, giving €56,000 in those two purchase taxes.

Professional and other transaction costs would be additional.

How much are the taxes on a €1 million new-build property?

At the standard rates used in this guide, VAT would be €100,000 and general-rate AJD €12,000, for a combined €112,000 in those two taxes.

Other transaction costs are additional.

Do foreigners pay more tax when buying property in Marbella?

The standard VAT and AJD rates described here do not increase simply because a purchaser is foreign. However, individual circumstances, ownership structure, tax residence and subsequent use of the property may have other tax consequences.

Are legal fees included in the property price?

Not necessarily. Buyers should establish separately what professional services are included and obtain a clear fee quotation from their independent lawyer.

Are notary and registry costs fixed?

They are subject to regulated tariffs/rules, but the final amount can depend on the transaction. It is better to obtain a transaction-specific calculation than apply an arbitrary percentage.

Should I calculate 11.2% as my total buying costs?

No. 11.2% represents the 10% VAT plus the 1.2% general AJD rate in the standard scenario described here. Legal, registry, applicable notarial, financing and other transaction-specific costs may be additional.

Important information

This guide provides general information about taxes and costs associated with buying new-build property in Marbella in 2026. It does not constitute tax, legal, financial or investment advice. Tax treatment and transaction costs can vary according to the property, transaction and buyer's circumstances. Buyers should obtain independent professional advice before purchasing.