Chapter

Buying a house in Andalusia

§ 1The region

Andalusia is Spain’s most populous region. It covers the Costa del Sol and the Costa de Almería on the Mediterranean, the Costa de la Luz on the Atlantic, the big cities of Seville and Granada, the white towns of the hills and large stretches of dry interior. This chapter belongs to the section on an overview of where to buy. The Costa del Sol has its own chapter, homes in Costa del Sol, so the rest of the region comes first here.

§ 2What the registry shows

The property registrars report that foreigners made up 15.95% of home purchases in Andalusia in the second quarter of 2026, with 37.01% in the province of Málaga and 20.96% in the province of Almería. The statistics institute reports an annual price rise of 11.9% in the region. These are regional and provincial averages, and they hide large differences between a hill village and a seafront flat.

§ 3Andalusian taxes

The regional tax page we read gives the general resale transfer tax rate as 7%, and the regional news item on the decree-law confirms the stamp duty on deeds at 1.2%. A new home pays VAT and stamp duty instead, as the costs section explains. Check the rate on the date of your deed, and read the costs section for the other fees.

§ 4Tourist lets

The Junta de Andalucía regulates tourist homes and published an information note on the changes of its 2024 decree, which bases capacity on 14 m² built per place. Municipalities can add planning limits and communities can add statutory limits. The section on renting and investing explains the layers and what we could not read.

§ 5Heat, water and drought

Much of the region is hot and dry in summer, and the south-east is among the driest parts of Spain. Check the water supply, the cooling and the orientation of any home, and read the energy certificate. The location checks section explains how to check wells, water and heat. We did not read the regional drought restrictions, so ask the town hall.

§ 6Licences and title

Parts of rural Andalusia have houses built without licence on rural land. A lawyer should verify the licence, the registry note and the cadastral record before any deposit. The legal process section explains the checks, and the property types section explains rural land and country houses.

§ 7The cities

Seville covers Seville, the regional capital. Granada covers Granada, with its old quarter and its university.

§ 8The coasts

Almería covers Almería, on the dry south-east coast.

Costa de la Luz covers the Costa de la Luz, the Atlantic coast, and Cádiz covers Cádiz, the old port city.

§ 9Who it may suit

It may suit buyers who want a large region with cities, mountains and several coasts at very different price levels. It may not suit those who want a single compact area to learn.

§ 10How to compare

Compare the same type of home across places, ask for registry figures, and avoid ranking towns from advertising. The method chapter the main points of best places explains how we use official data. A closer look at affordable places covers budget.

Coast, village or city for buyers covers settings.

§ 11The inland alternative

The basics of inland Spain covers inland Spain, including the interior of Andalusia.

§ 12The neighbouring coasts

What Costa Blanca means covers the Costa Blanca. Costa Cálida for buyers covers the Costa Cálida.

Homes in the Valencian Community covers the Valencian Community.

§ 13The rest of Spain

Homes in Catalonia covers Catalonia. Homes in Balearic Islands covers the Balearic Islands.

Homes in Canary Islands covers the Canary Islands.

Homes in Madrid covers Madrid and homes in Northern Spain covers northern Spain.

§ 14What we could not verify

We did not read the regional drought rules, the municipal tourist-let rules or any town’s price average, so we print no ranking and no yield.

§ 15Questions to put to the seller

Ask the seller or agent for the registry note, the cadastral reference, the latest property tax receipt, the energy certificate and the community certificate of debts. Ask about water supply, the licence of any rural building and the flood history. Put the questions in writing and keep the answers. A seller who cannot produce a basic document before a deposit is telling you something about the sale. The legal process section explains each document and who can supply it.

§ 16Costs beyond the price

Budget for the transfer tax, or VAT and stamp duty on a new home, then the notary, the registry, a lawyer and any bank or valuation costs. After the purchase come the annual property tax, community charges, insurance, utilities and maintenance. Cooling, water and insurance weigh on the yearly cost. The costs section explains each item without giving a single total, because the total depends on the price, the region and the type of home.

§ 17Visiting in more than one season

Visit in August and in January, because the south is very hot in summer and the cities and hills can be cold in winter. Go on a weekday and at a weekend, in the morning and at night, and talk to neighbours and local shopkeepers. A viewing arranged by an agent shows the best hour of the best day, so return unannounced if you can. Take photographs of the street, the access and the neighbouring buildings, and compare them with the plans.

§ 18Working with advisers

A lawyer who works for you, and not for the developer or the agent, should check the title, the licences and the charges. A surveyor can check the structure, and a tax adviser can explain your position as a resident or a non-resident. Choose a lawyer who knows the municipality, since planning and licences are local. Ask each adviser for a written fee before they start, and keep the fee separate from any commission paid by a seller.

§ 19Deposits and timing

Reservation fees and deposits are common in Spain. Ask what each payment buys, whether it is refundable and under which conditions, and who holds the money. Check the regional tax rate on the date of your deed, because it has changed recently. Do not pay a large sum before the checks above are complete, and do not let an agent hurry you with a story of rival buyers. The legal process section explains the private contract, the deposit and the deed.

§ 20If you plan to let the home

Rental income is never certain, and the rules are layered: national, regional and municipal law, plus the statutes of the community. The regional decree on tourist homes changed in 2024, and municipalities add limits, so check before you count on income. Check what the registry and the community allow before you buy, and budget for periods without tenants. The section on renting and investing explains the layers and what we could not read.

§ 21Reading the figures on this page

The figures here come from official sources and describe averages for a region or a period. They do not describe the home in front of you. Use them to set expectations, then compare with recent sales in the exact street. We record the source of each figure in the list at the foot of the page, and we say where we could not read a rule, so that you know what to ask a professional.

General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.