Preguntas frecuentes sobre obra nueva en la Costa del Sol

Prices vary depending on the area and property type. Indicative price ranges for high-quality new-builds as at Q1 2026:
- Marbella · Golden Mile / Sierra Blanca: €6,000–10,000 per m² · prime villas exceed €15,000 per m²
- Benahavís · La Zagaleta / Los Flamingos: €5,000–8,500 per m²
- Estepona / New Golden Mile: €4,000–6,500 per m²
- San Pedro de Alcántara: €4,500–6,000 per m²
- Fuengirola / Mijas Costa: €3,500–5,500 per m²
- Málaga city centre (eastern area): €3,800–5,500 per m²
Key fact: the average asking price in Marbella is €6,075/m², but the actual transaction price verified by Tinsa is €3,421/m². For off-plan new-build properties, the price agreed with the developer is the final price with no further room for negotiation; the advantage lies in getting in at the earliest stages.
✓ Valthera Homes works exclusively with new-build properties and has direct access to developers’ prices, with no additional intermediaries.

The figures for 2025 are striking: Estepona saw a 10.75 per cent increase, Benahavís a 9.22 per cent rise and Marbella a 5.57 per cent rise in actual sale prices. Further growth of 3.5–8 per cent is forecast for the Golden Triangle in 2026.
The structural factor making this trend irreversible is the scarcity of land: in prime areas such as the Golden Mile or La Zagaleta, the available plots can be counted on the fingers of one hand. International searches for ‘new-builds on the Costa del Sol’ have risen by 150% over the past year. Waiting comes at a direct cost in terms of both price and the availability of the best properties.
⚠ The best properties in each development are sold off-plan, before the official launch. Prices rise with each subsequent phase.

Updated analysis by buyer profile:
- Highest prestige: Marbella’s Golden Mile · Very limited supply, maximum liquidity, highest prices
- Best value for money in the luxury sector: New Golden Mile (Estepona–San Pedro) · Properties comparable to those in Marbella at 30–40% less per square metre
- Highest potential for capital appreciation: Benahavís · Highest percentage growth forecast for 2025, 84% of buyers are foreign, land supply virtually exhausted
- Fastest-growing emerging area: East Marbella (Las Chapas, El Rosario) · +14.1% by 2025, the largest increase of any submarket in Marbella
For privacy, golf and exclusivity: Benahavís. For the beach, amenities and stable capital appreciation: New Golden Mile. For the highest international prestige: Golden Mile.

In the most sought-after areas, the shortage is genuine and structural, not just a temporary phenomenon. In central Marbella, the Golden Mile and Sierra Blanca, building land is practically exhausted. New luxury developments are concentrated in western Estepona, inland Benahavís and eastern Marbella.
High-quality developments are sold in phases, and the first phase is always the cheapest. Those who reserve a property during the pre-sale period get the best price, the best selection of units and greater scope for customisation.
✓ Sign up to the Valthera Homes pre-sale list and receive information before the official launch. No obligation to buy.

These are two options that appeal to very different types of buyer:
- Off-plan: purchased before or during construction. Lower price in the first phase (usually 10–20 per cent less than the price on completion). Waiting period of 18 to 36 months. Greater scope for customising finishes. The money paid is protected by a mandatory bank guarantee.
- Immediate handover (completed new-build): higher price, but you can move in or let the property from day one. No risk of delays. Ideal for those who need an immediate rental return.
Buying off-plan in the first phase and selling on completion has generated capital gains of between 15% and 30% in prime developments on the Costa del Sol during the 2021–2025 cycle.
✓ Valthera Homes works with both options. For buyers seeking immediate returns, we have new-build properties that are either completed or in the final stages of construction.

Branded residences are new-build developments created in collaboration with international luxury brands. On the Costa del Sol, there is a range of properties unrivalled anywhere else in Europe:
- Design Hills by Dolce & Gabbana: villas in Benahavís featuring the Italian brand’s iconic aesthetic
- Karl Lagerfeld Villas: exclusive architecture with unique design elements
- Tierra Viva by Lamborghini: 53 high-performance contemporary villas
- Elie Saab Villas and Fendi Villas: high-end residences with signature interior design
Key differences: a sale price between 20% and 40% higher than that of an equivalent unbranded development; higher resale value underpinned by the brand’s exclusivity; associated luxury concierge and rental management services. They are particularly sought after by Arab and Asian buyers.
✓ Valthera Homes has pre-sale access to several branded residences on the Costa del Sol. Please contact us for a confidential presentation.

These are two documents obtained in consecutive stages, which many buyers confuse:
- Certificate of completion of works: this is issued by the project architect once the construction is technically complete. Without this document, the first occupancy licence cannot be applied for.
- First Occupancy Licence (LPO): this is granted by the local council once it has verified that the building complies with planning regulations. It allows you to live in the property legally, connect utilities and register the property with a notary. Usual processing time: 1–4 months, depending on the local authority.
Full sequence: completion of works → application for LPO → granting of LPO → signing of the deed before a notary → handover of keys. Reputable developers include this timeframe in their official handover date.
⚠ Never sign the deed before a notary without the developer providing proof that the first occupancy licence has been granted, or without your solicitor having expressly approved it.

For new-build properties, the total costs range between 12% and 13% of the purchase price:
VAT: 10% (replaces the property transfer tax on second-hand properties)
- Stamp Duty (IAJD): 1.2% in Andalusia
- Notary and Land Registry fees: 0.5–1%
- Independent solicitor’s fees: 1–1.5% + VAT (highly recommended)
Example: a property costing €800,000 will incur additional costs of around €96,000–€104,000. Always budget for 13%.
⚠ Never work out a budget without including the costs. A flat costing €500,000 may end up costing €565,000 once all the costs associated with the sale have been added.

Yes, there are no restrictions based on nationality. Any foreign national, from any country, can purchase a property in Spain without needing to be a tax resident or have legal residence in Spain.
The only essential prerequisite is the NIE (Foreigners’ Identification Number). This can be obtained from a Spanish police station or the Spanish consulate in your home country, and can be arranged by a solicitor with power of attorney without you having to travel.
✓ The NIE is the first step. Valthera Homes will coordinate the process so that you do not have to deal with it on your own from abroad.

The process consists of five stages, each with legal safeguards:
1. Reservation: a deposit of €6,000–10,000 to take the property off the market (usually for 30 days)
2. Legal due diligence: your solicitor reviews licences, bank guarantees, deeds and the contract
3. Private contract: signing with payment of 10–30 per cent of the price, depending on the developer
4. Payments during construction: linked to the progress of the works, with a bank guarantee required by law
5. Public deed before a notary: payment of the balance, handover of keys and registration of the property
✓ Spanish law requires developers to provide a bank guarantee for all sums paid during construction. If the developer fails to complete the property, the buyer is entitled to a full refund of their investment plus statutory interest.

Not for new applications. The Spanish Golden Visa for property purchases ceased to be granted for new applications on 3 April 2025. The current alternatives for non-EU buyers seeking residency are:
- Non-lucrative visa: for people with sufficient passive income (pensioners, those living off investment income). It allows the holder to reside in Spain on a continuous basis
- Digital nomad visa: for remote workers with an employer based outside Spain
- Entrepreneur visa: for those setting up a business in Spain
⚠ The Golden Visa ceased to be granted for new applications on 3 April 2025. Do not accept out-of-date information from estate agents who continue to present it as an incentive to buy.

Spanish law protects the buyer in both scenarios:
- Delay: the contract must include penalty clauses against the developer. Your solicitor should negotiate these before signing
- Default or bankruptcy of the developer: the buyer can call on the bank guarantee and recover 100 per cent of the sums paid, plus statutory interest
- Ten-year guarantee: all new-build properties have compulsory 10-year insurance covering structural defects
✓ Valthera Homes works exclusively with top-tier developers with a verified track record of completions and valid bank guarantees.

Yes, this is possible and is a common arrangement amongst high-net-worth buyers from the Arab world, Russia and Latin America. However, there are tax implications that must be analysed before the purchase:
- Wealth Tax: non-resident individuals are taxed at 0.2–2.5 per cent per annum. Foreign companies subject to the Special Tax on Immovable Property of Non-Resident Entities are taxed at 3 per cent per annum on the cadastral value if their country does not have a Double Taxation Agreement (DTA) with Spain.
- Declaration of beneficial owner: Spanish anti-money laundering legislation requires the actual beneficial owner to be identified before a notary and at the Land Registry. It is not possible to conceal beneficial ownership.
- Potential benefits: in certain structures, this facilitates the intergenerational transfer of assets or simplifies the management of rental properties.
Valthera Homes works with firms specialising in international investment structures for non-resident clients.
⚠ Buying through a company does not automatically reduce your tax liability. Always discuss the specific advantages and disadvantages for your situation with an adviser.

The Costa del Sol enjoys occupancy rates for almost 12 months of the year in prime locations. Verified data for 2025:
- Gross holiday rental yield in prime locations: 4–7% per annum
- Long-term rental yield: 3–5% per annum
- Total return (rental income + capital appreciation): historical average of 8–12% per annum in the luxury segment
- Benahavís Hills: up to 7.22% gross holiday rental yield (verified data for 2025)
A professional holiday rental company generates between 30% and 50% more income than direct management by the owner. Valthera Homes can recommend specialist management companies on the Costa del Sol.

The regulations changed significantly in 2025. Current situation:
- Marbella: ✅ YES, application process open. No moratorium. New by-law being drafted for 2026. Licences are transferred to the buyer upon sale
- Estepona: ✅ YES, standard procedure in force with 2025 requirements
- Benahavís: ✅ YES, standard procedure in force
- San Pedro de Alcántara (Marbella municipality): ✅ YES, same as Marbella
- Málaga city centre: ❌ MORATORIUM until 2028. No new licences are being granted
Mandatory system from July 2025: municipal authorisation + approval by a three-fifths majority of the owners’ association + NRU code from the National Single Rental Register. Advertising without an NRU code carries fines of up to €30,000.
⚠ If you are buying in Málaga city with the intention of letting it out for tourist accommodation, the moratorium remains in force until 2028. Always check the owners’ association’s articles of association before buying.

Yes. This is the usual situation for most international property owners on the Costa del Sol. The most common options are:
- Holiday management company: handles bookings, check-in/out, cleaning, maintenance and guest services. They charge 15–25% of gross income
- Rental management service provided by the developer: some luxury developments offer this to their buyers as an integrated service
Tax obligations: non-resident owners must submit Form 210 (IRNR) to declare rental income in Spain. EU/EEA residents: 19% with deduction of expenses. Non-EU residents: 24% without deduction of expenses. A local accountancy firm can handle these tax returns for approximately €150–300 per year.

Yes, but under different conditions to those for residents:
- Maximum loan amount: 60–70% of the valuation (residents can borrow up to 80%)
- Interest rates in 2025: 3.5–5%, fixed or variable depending on financial profile
- Accepted currencies: euros, US dollars, pounds sterling or Gulf dirhams
- Required documentation: tax return from country of origin, bank statements for the last 6 months, employment contract or proof of income
In the luxury segment of the Costa del Sol, 45 per cent of transactions in 2025 were paid for in cash. For buyers requiring financing, Valthera Homes works with mortgage brokers specialising in non-residents.

This is the question most frequently asked by Nordic and German buyers who plan to spend just 6–10 weeks a year at their property. Typical annual costs for a 2–3-bedroom flat in a gated community on the Costa del Sol:
- IBI (Property Tax): €600–1,500 per year
- Owners’ association fees: €1,200–3,600 per year with swimming pool and gardens · Luxury developments: €4,000–8,000 per year
- Home insurance: €300–600 per year
- Minimum utility charges (fixed fees): €400–700 per year
- Form 210 filing fee (IRNR if not letting): €150–300 per year
- Property manager / maintenance: €500–1,500 per year
Approximate total for a standard flat: €3,000–6,000 per year. Luxury villa with garden and private swimming pool: €8,000–20,000 per year. If the property is let, the rental income comfortably covers these costs in most prime areas.
✓ Valthera Homes can put you in touch with property management companies specialising in managing properties owned by non-residents on the Costa del Sol.

An example using real data from 2025. A two-bedroom flat on the New Golden Mile, purchase price €600,000:
- Purchase costs (13%): €78,000 · Total investment: €678,000
- Gross holiday rental income (5.5 per cent): €33,000/year
- Annual expenses (management, property tax, service charges, insurance, income tax): €8,000–10,000/year
- Net return: €23,000–€25,000 per year · ROI on total investment: 3.4–3.7%
- Conservative annual capital appreciation (5%): €30,000 per year
- Total return (net rental income + capital appreciation): €53,000–55,000 per year · 7.8–8.1% on investment
Under this conservative scenario, the initial investment is recouped in approximately 12–13 years from rental income alone, or in 8–9 years when capital appreciation is factored in.
⚠ These figures are for guidance only and do not constitute financial advice. Actual returns depend on management, occupancy and market trends.

Following Brexit, UK nationals are treated as third-country nationals within the EU. They may stay in Spain for a maximum of 90 days within any 180-day period, regardless of whether they own a property.
For longer stays, the following options are available:
- Non-lucrative visa: for pensioners or those with sufficient passive income. This allows continuous residence in Spain
- Digital nomad visa: for remote workers with an employer based outside Spain
- Residence permit for business activities: for those who set up or manage a business with a presence in Spain
⚠ Every day spent in any Schengen area country counts towards the 90-day limit. Travelling within Europe does not ‘reset’ the counter.

Spain has double taxation agreements (DTAs) in force with Germany, Austria, Sweden, Norway, Denmark, Finland and the Netherlands. In general terms:
- Rental income in Spain is taxed in Spain at 19% (EU/EEA residents), with the option to deduct expenses
- The DTA prevents effective double taxation: the tax paid in Spain is deducted from the amount that would otherwise be payable in the country of residence
- Even so, Spanish rental income must be declared in the country of residence (even though the DTA prevents double taxation)
- Capital gains on sale are also taxed in Spain and must be declared in the country of residence, with a tax credit for the tax paid here
We recommend seeking bilateral tax advice (Spain + country of residence) before the purchase. The cost is minimal compared to the consequences of failing to comply with these obligations due to a lack of knowledge.

Analysis by area based on these three factors:
- Benahavís: maximum privacy + best golf courses + panoramic views. No beach of its own (15–20 mins’ drive). Highest potential for capital appreciation. Airport: 45 mins
- New Golden Mile (Estepona–San Pedro): optimal balance of golf + beach + transport links. Less crowded than Marbella. Airport: 35–40 mins
- Nueva Andalucía (Valle del Golf): surrounded by Marbella’s finest courses, 10 mins from Puerto Banús and the beach. High liquidity on resale. Airport: 40 mins
- Golden Mile: the height of prestige but without its own golf course. Ideal if golf is not a priority
For Nordic or German buyers who value privacy and nature alongside luxury: Benahavís is the usual recommendation. For those seeking a convenient base with access to everything: the New Golden Mile or Nueva Andalucía.

If you stay in Spain for more than 183 days in a calendar year, the Spanish Tax Agency will consider you a tax resident in Spain, regardless of your nationality. Consequences:
- Taxation in Spain on worldwide income: as a tax resident, you would be taxed on all your worldwide income under personal income tax (IRPF), not just on income from Spanish sources.
- Possible loss of tax residency in your country of origin: Germany, Sweden, Norway and most European countries apply similar criteria.
- Impatriate Scheme (Beckham Law): for those who move their residence to Spain for work reasons, this allows you to be taxed at 24 per cent only on income from Spanish sources for the first 5 years.
For those who wish to enjoy their property without becoming Spanish tax residents, the solution is to stay for no more than 183 days. The 90-day Schengen rule for non-EU nationals already establishes this de facto limit.
✓ Valthera Homes works with tax advisers specialising in residency planning for high-net-worth European buyers.

If you are a tax resident in Germany and spend fewer than 183 days in Spain, nothing changes from a tax perspective in Germany. If you decide to transfer your tax residence to Spain, the consequences are as follows:
- Germany: the Spain–Germany Double Taxation Agreement applies. Income from employment or pensions continues to be taxed where it is generated. Leaving the country may trigger an obligation to declare unrealised capital gains on shares or company holdings.
- Sweden: one of the strictest ‘exit tax’ systems in Europe. Leaving the country may result in taxation on unrealised gains on investment funds and shares.
- Norway and Denmark: similar rules, although somewhat less severe than in Sweden.
Planning a change of tax residence must be carried out at least 12 months in advance and with advisers in both countries.
⚠ Never make a decision to change your tax residence without specialist advice in both countries. Planning errors can be very costly.

Valthera Homes has a very specific focus: we specialise in luxury new-build properties for international buyers on the western arc of the Costa del Sol. This means three things:
- Exclusive specialisation in new-build properties: all our expertise, network and processes are geared towards the purchase of new-build homes, not second-hand properties
- Coverage of the entire premium arc: Málaga city, Marbella (Golden Mile, Puerto Banús, Nueva Andalucía), San Pedro, Benahavís, Estepona and the New Golden Mile
- A team focused on international buyers: we provide service in Spanish, English, German, Arabic, Russian and Ukrainian, with expertise in the specific processes required for each national profile
✓ Our specialisation in new-build properties enables us to offer access to the best properties before they are officially launched on the market.

Yes. Valthera Homes has direct relationships with the leading property developers on the Costa del Sol and offers:
- Access during the pre-sale phase, before the official launch, at first-phase prices
- Full technical information before signing: floor plans, building specifications, project plans and bank guarantees
- Choice of property: in a development of 40 flats, the best units (south-facing, sea views, upper floors) are snapped up in the first phase
Sign up to our pre-sale list and you’ll receive information about new developments before they’re launched. No obligation to buy.

Yes. This is one of the benefits most highly valued by our clients. Valthera Homes maintains direct relationships with the leading property developers operating on the Costa del Sol, which allows us to offer:
- Access during the pre-sale phase: before the official launch, at first-phase prices (usually the lowest the development will offer).
- Off-market developments: some developers market the first phase exclusively through a select network of trusted estate agents. These developments never appear on Idealista, Rightmove or Kyero.
- Choice of property: in a development of 40 flats, the best units (south-facing, sea views, top floor) are snapped up within the first 48–72 hours. Those who arrive later choose from what is left.
✓ Sign up to our pre-sale list at valtherahomes.com. You’ll receive alerts about new developments before they go on sale, with no obligation to buy and at no cost.

The Valthera Homes team provides direct support in Spanish, English and German. For other language requirements, we have partners specialising in:
- Arabic: for clients from the UAE, Saudi Arabia, Qatar, Kuwait and Lebanon
- Russian: for clients from Russia and Russian-speaking countries
- Ukrainian / Russian: for clients from Ukraine
- Swedish, Norwegian, Danish: for Nordic buyers
A purchase of this scale cannot be undertaken with language barriers. Every client has an adviser who speaks their language throughout the entire process.

The relationship with the client does not end with the signing of the contract. Valthera Homes coordinates:
- Customisation of finishes with the developer within the agreed timeframe
- Obtaining a NIE and opening a bank account in Spain
- A network of holiday rental management companies for non-resident owners
- Tax and legal advice specialising in international clients
- Monitoring of the construction process with regular updates (photos and videos)
- Support during handover: pre-signing inspection before the notary

The relationship between Marbella and the Arab world is unique in Europe and has deep historical roots. In the 1980s, King Fahd of Saudi Arabia built a palatial complex on the Golden Mile, complete with its own mosque, park and sports centre. That investment was the catalyst for decades of property purchases by wealthy buyers from the Gulf.
Today, Marbella offers Arab buyers something that few European cities can match: a genuine cultural affinity. Andalusia shares eight centuries of architectural, linguistic and gastronomic heritage with the Arab world. The Mediterranean climate is similar to that of many Gulf countries. And the well-established international community ensures that families will find doctors, lawyers, schools and restaurants in their own language from day one.
✓ Enquiries from buyers in the UAE and Saudi Arabia have risen by 164% in recent months (Knight Frank). The Costa del Sol is now the leading European destination for residential investment among high-net-worth Arab buyers.

Luxury Arab buyers have very specific preferences:
- Favourite areas: the Golden Mile and Sierra Blanca in Marbella · La Zagaleta and Los Flamingos in Benahavís · exclusive residential developments in Estepona
- Most sought-after property type: detached villas with large plots, private swimming pools, spacious outdoor areas and maximum security and privacy
- Younger generation (aged 30–45): modern, minimalist architecture, advanced home automation, Class A energy efficiency
- Established and diplomatic profile: more classic homes with courtyards, shaded areas and Mediterranean-Andalusian features
- Universal requirement: gated community with 24-hour security, concierge and maintenance services
Branded residences linked to 5-star hotels hold particular appeal due to their combination of exclusivity, service and sustained resale value.

Spanish banks do not offer Islamic mortgages (Murabaha or Musharakah) as a standard product. However, in the segment in which Valthera Homes operates, this is rarely a practical obstacle:
- The vast majority of high-net-worth Arab buyers pay for their purchases in cash. In Marbella’s luxury market, 45 per cent of all transactions in 2025 were completed in cash
- For those requiring structured financing, there are Islamic financial institutions in the UAE and the UK that can arrange Sharia-compliant solutions for overseas purchases
- Buying in cash has practical advantages: greater scope for negotiating payment terms or upgrades to finishes with the developer
Valthera Homes can put its clients in touch with financial advisers specialising in Islamic financing structures for property purchases in Spain.

Citizens of the UAE, Saudi Arabia, Qatar and Kuwait may enter Spain without a visa for tourist stays of up to 90 days within any 180-day period (Schengen rule). Owning property in Spain does not alter this rule.
For longer stays or permanent residence, the most common options are:
- Non-lucrative visa: proving sufficient passive income without working in Spain. This is the most common option for high-net-worth property owners wishing to stay for extended periods
- Setting up a business in Spain
- Digital nomad visa: for entrepreneurs or executives working remotely
⚠ The Golden Visa ceased to be granted for new applications on 3 April 2025. Any agent who mentions it as a purchase incentive is working with out-of-date information.

Yes, and this is one of the things that sets Marbella apart from other luxury European destinations:
- Mosques: the King Abdul Aziz Mosque on Marbella’s Golden Mile (built in the 1980s) is the most iconic. There are prayer rooms in Marbella, Fuengirola, Estepona and Málaga
- Halal restaurants and butchers: a well-established presence throughout the Costa del Sol, particularly in Marbella, Estepona and Fuengirola
- International schools: Aloha College, Laude San Pedro, English International College and Swans International are accustomed to welcoming families from the Middle East and cater for specific dietary and cultural requirements
- Healthcare and concierge services: private clinics with Arabic-speaking staff and services tailored to clients from the Gulf

Yes, but with some important caveats. This is a common question amongst high-net-worth buyers from the UAE, Saudi Arabia and Qatar who are accustomed to managing their assets through family structures:
- Foreign companies: a company from the UAE, Jersey, the Cayman Islands or any other jurisdiction may purchase a property in Spain. The title deed is issued in the company’s name.
- Ultimate beneficial owner declaration: Spanish anti-money laundering legislation requires the actual ultimate beneficial owner to be identified and declared before a notary. It is not possible to conceal beneficial ownership.
- Special Tax on Real Estate (GEBI): companies from countries without a Double Taxation Agreement (DTA) with Spain are subject to an annual tax of 3 per cent on the cadastral value. Please check with an adviser regarding the specific situation in your jurisdiction.
- Anglo-Saxon trusts: a trust has no legal personality in Spain. Properties must be registered in the name of the trustee or an intermediary company.
Valthera Homes works with law firms specialising in international investment structures for clients from the Gulf, with proven experience on the Costa del Sol.
⚠ A poorly designed structure may result in higher tax liabilities than a direct purchase as a private individual. Always analyse this carefully before signing.

The answer depends on distinguishing between two situations:
- Russian citizens NOT included on the EU’s sanctions lists: they may purchase property legally. European sanctions against Russia as a country do not prohibit property transactions by private individuals who are not subject to sanctions
- Russian citizens expressly included on EU sanctions lists: they may NOT carry out any financial transactions within the EU, including the purchase of property
In 2025, the Spanish authorities stepped up their monitoring of high-value transactions when they detected ultimate beneficial owners with links to sanctioned individuals or companies. Valthera Homes works exclusively with verified buyers and requires full documentation of the source of funds before initiating any process.
⚠ Valthera Homes cannot commence any purchase process without full verification of the source of funds. This is a legal requirement, not a discretionary policy.

This is the most common practical obstacle. Spanish banks generally do not open accounts for non-resident Russian citizens. The solutions most commonly used by Russian buyers operating outside Russia:
- Bank account in a non-sanctioned country: Armenia, Georgia, Serbia, Turkey, the UAE or Kazakhstan allow Russian citizens to open accounts. The transfer to the Spanish notary is made from that account
- Certified financial intermediary: specialist companies that channel funds in full compliance with Spanish and European anti-money laundering regulations (SEPBLAC)
- Corporate structure in an eligible country: in some cases, structuring the purchase through a company in a country without restrictions simplifies banking procedures
All transfers are reviewed by the notary and the solicitor before signing. The source of the funds must be fully documented.

Russian citizens who are not resident in Spain are taxed as non-EU non-residents:
- IRNR on rental income: 24% of gross income, with NO possibility of deducting expenses
- Annual IBI: approximately €600–1,500 per year for a standard flat on the Costa del Sol
- Imputed income if the property is not let: 1.1–2 per cent of the cadastral value at 24 per cent
- Capital gains tax on sale: 24 per cent on the capital gain
Russia does not have an up-to-date double taxation agreement with Spain. The absence of a double taxation agreement may result in taxation in both countries on the same income. We strongly recommend seeking specialist tax advice before purchasing.

This is the most common scenario for Russian buyers in 2026. The key point is that it is not the passport used to sign the deed that determines the restrictions, but the origin of the funds used for the purchase.
- Third-country passport: buying with a UAE, Israeli, Cypriot or Georgian passport is perfectly possible and legitimate. It does not trigger the specific restrictions for Russian citizens within the Spanish banking system.
- Source of funds: if the funds come from Russian accounts or Russian companies, or are linked to sanctioned entities, the notary and the bank are obliged to report the transaction to SEPBLAC, regardless of the passport presented.
- Funds from neutral jurisdictions: if the funds are held in accounts in the UAE, Georgia, Armenia or Turkey and their origin is documented as being independent of Russia, the transaction is significantly simpler.
Valthera Homes works with notaries and financial advisers who have specific experience in this area.
✓ Before commencing any process, Valthera Homes carries out a confidential preliminary assessment of the funding structure to identify potential obstacles and the most appropriate solutions.

Yes, without any restrictions. There are no legal restrictions on Ukrainian nationals buying property in Spain. Unlike the situation for some Russian citizens, there are no EU sanctions affecting Ukrainian buyers. The process is the same as for any non-EU buyer: NIE, bank account, private contract and deed of sale signed before a notary.
✓ There are no restrictions for Ukrainian buyers in Spain. The process is the same as for any non-EU international buyer.

Ukraine is not a member of the EU or the EEA, which has specific tax implications that differ from those of a European buyer:
- IRNR on rental income: 24% (not the 19% applicable to EU/EEA residents)
- No possibility of deducting rental expenses (only available to EU residents)
- Capital gains tax on sale: 24% on the capital gain
- Property tax (IBI): the same for all property owners, regardless of nationality
There is a double taxation agreement between Spain and the USSR which technically still applies to Ukraine as a successor state, but its application in the current context is complex. Valthera Homes works with tax advisers who have specific experience in dealing with Ukrainian clients.

In 2025, the Spanish Government put forward a legislative proposal for a 100% supplementary surcharge on the Property Transfer Tax (ITP) for second-hand property purchases by non-resident non-EU buyers. If approved, the ITP would rise from 7% to 14%.
Key point for Valthera Homes’ clients: this proposed surcharge affects the ITP on second-hand properties, NOT the VAT on new-build properties. New-build properties are subject to VAT at 10 per cent, not the ITP. Buying a new-build property with Valthera Homes protects Ukrainian clients from this measure, even if it is approved in its current form.
✓ New-build properties are subject to VAT, not ITP. The proposed surcharge for non-EU nationals would only affect second-hand properties.
⚠ As of June 2026, this proposal has NOT been passed into law. Please check the current legislative status with your solicitor before signing.

Yes. The temporary protection status granted to Ukrainian citizens in Spain since 2022 does not in any way prevent them from buying property. In fact, it simplifies certain procedures:
- The NIE has already been processed or is easier to obtain for those with proof of residence in Spain
- Opening a bank account in Spain is easier for residents with temporary protection than for non-residents from third countries
- There is no legal impediment to signing a property purchase contract whilst holding this status
✓ Valthera Homes provides support in Ukrainian and Russian. We understand the specific situation of Ukrainian buyers residing in Spain and guide you through every step of the process.