Are you looking for a new development on the Costa del Sol?
Are you looking for a new development on the Costa del Sol? This page brings together, in real time, the obra nueva projects I follow for my clients, between Estepona, Manilva, Casares and Benahavís. Gated communities with pools and shared areas, apartments with large terraces, top-floor penthouses, contemporary villas: the selection updates automatically, developer by developer.
Buying new in Spain first means buying guarantees. The developer is required to provide 10-year structural insurance, the property is delivered to the latest energy standards, and you can still choose finishes as long as the build is not too far advanced. Most recent developments in the area include a pool, gym and spa, sometimes a coworking space, with community fees calculated from the design stage.
Buying off-plan: how it works
The process is clearly mapped out. You reserve the property with a reservation contract, usually €6,000 to €10,000, which locks in the price and the unit. Next comes the private purchase contract, with a first payment—often 10 to 30% of the price—then staged payments as construction progresses. The balance is paid at the notary on completion, once the first occupancy licence has been obtained.
One point never to overlook: in Spain, all sums paid before completion must be covered by a bank guarantee or an individual insurance policy issued in the buyer’s name. I systematically check this document before any signature, just like the building permit and the land’s status at the land registry.
Fees and taxes on a new-build property
New-build taxes are not the same as resale. A new property sold by a developer is subject to VAT (IVA) at 10%, plus stamp duty (AJD) of 1.2% in Andalusia. A resale, on the other hand, is subject to ITP at 7%. On top of that come notary fees, land registry registration and, where applicable, legal fees. These rates change from one year to the next and from one autonomous community to another: I’ll confirm the exact calculation when you’re ready to move forward.
Where to find new builds between Estepona and Benahavís
Developments are concentrated in a few areas. In Estepona, most obra nueva is coming out on the New Golden Mile, in Selwo and on the hills above Valle Romano. Further west, Manilva and Casares offer a more affordable price per square metre with open sea views, as far as the Strait of Gibraltar on a clear day. Benahavís, finally, concentrates contemporary villas and high-end residences overlooking the valley, ten minutes from Puerto Banús.
In the current selection online, developments start at around €300,000 for an apartment in a residence and go beyond €2 million for the best-located contemporary villas.
Still hesitating between new build and resale? Also take a look at my apartments for sale in Estepona, my villas, my penthouses, or all my properties for sale. A French-speaking agent based on the Costa del Sol since 2013, I support you from the showroom visit through to handing over the keys.
Frequently asked questions
What budget for a new development on the Costa del Sol?
In my current selection, apartments in new residential developments start at around €300,000, and the best-located contemporary villas go beyond €2 million. Tell me your budget and criteria, and I’ll send you the developments that match.
What fees are added to the listed price?
For a new-build property in Andalusia: 10% VAT and 1.2% stamp duty (AJD), then notary fees, land registry registration and, if you wish, legal fees. Allow around 13 to 14% of the price, all costs included.
Is my deposit protected if the developer doesn’t deliver?
Yes, and it’s a legal requirement: every sum paid before completion must be covered by a bank guarantee or an individual insurance policy issued in your name. I request this document from the developer before any signature.
How long between reservation and key handover?
It depends on how far along the build is when you reserve. Allow 18 to 30 months for an off-plan development, and sometimes only a few weeks for the last units in a residence that has already been delivered.
Can you customise your property?
Yes, as long as construction hasn’t passed a certain stage: kitchen, finishes, bathrooms, sometimes the internal layout. The earlier you reserve, the wider the choice.
Do you need to be a resident in Spain to buy?
No. You’ll need a NIE (foreigner identification number) and a Spanish bank account. My network of French-speaking lawyers and accountants handles these steps alongside the construction timeline.
