Chapter

Buying a house on the Costa del Sol

§ 1A market shaped by foreign buyers

The Costa del Sol is the stretch of the Mediterranean coast of Málaga province, from the Cádiz border in the west to the Granada border in the east, with the airport at Málaga. It is the best-known foreign market in Spain, and it has the infrastructure, the services and the competition that come with that. This chapter belongs to the section on how where to buy works. It gives the official figures and the rules we could verify, and it ranks no town.

§ 2What the registry shows

The property registrars report that foreigners made up 37.01% of home purchases in the province of Málaga in the second quarter of 2026, against 15.98% nationally, and 15.95% in Andalusia as a whole. The statistics institute reports an annual price rise of 11.9% for Andalusia in the same quarter. These figures describe the market, not any town, and coastal towns can differ sharply from the regional average.

§ 3Taxes in Andalusia

The general rate of the resale transfer tax in Andalusia is 7%, and the regional rate of stamp duty on new-home deeds is 1.2%, according to the sources we read. New homes carry VAT instead of the transfer tax, as the costs section explains. The Ministry of Finance table updated in September 2026 confirms the seven per cent figure. Ask the regional tax agency whether a reduced rate applies to your case.

§ 4Tourist lets

Tourist lets are regulated at three levels. The regional government sets the rules for tourist homes: its notice on capacity bases the number of places on fourteen square metres built per place, with a minimum of twenty-five square metres. Regional registration is also required, a new tourist let in a block needs the community’s express approval first, and the owners can vote to limit or ban lets. The section on renting and investing explains the layers, and we could not read the full regional decree.

§ 5Coast and flood checks

The coastal law limits building near the sea, as the legal section of this handbook explains. The ministry’s regional strategy for coastal protection covers Cádiz, Málaga and Almería, which shows that erosion is a recognised problem on parts of this coast. Heavy rain can flood streams that are dry most of the year. The location checks section explains how to test a plot.

§ 6The towns

Marbella covers Marbella, the best-known luxury market, and Málaga covers the provincial capital, its airport and its flats.

Estepona covers Estepona to the west.

§ 7The middle coast

Fuengirola covers Fuengirola with its rail link. Benalmádena covers Benalmádena with its hills and marina.

Mijas covers the large municipality of Mijas. Each is described by what to check, not by ranking.

§ 8The east

Nerja covers Nerja and the eastern coast, which is quieter and further from the airport.

§ 9Licences and planning history

Parts of the Andalusian coast and countryside have a history of homes built without proper licence. Ask the town hall for the planning status in writing, check the registry note and the cadastral record, and let your lawyer verify the title and the licences. The legal process section explains the checks and the property types section explains rural property.

§ 10Airport and noise

The airport serving this coast has interactive noise maps among the fourteen the operator offers, as the location checks section explains. Flight paths matter for homes near the airport.

§ 11Who it may suit

It may suit buyers who want a developed foreign market with services and flights, and who accept higher competition and prices. It may not suit those who want a quiet Spanish village or a low budget.

§ 12The other chapters

For method, see a closer look at best places.

For budget, see what to know about affordable places, and for setting see coast, village or city in detail.

For inland Spain see an overview of inland Spain.

§ 13Neighbouring coasts

The Costa Blanca is covered in house hunting in Costa Blanca and the Murcia coast in what buying in Costa Cálida involves.

The rest of Andalusia is covered in the property market in Andalusia, and the Valencian Community in what buying in the Valencian Community involves.

§ 14The remaining regions

The property market in Catalonia covers Catalonia and the property market in Balearic Islands covers the Balearic Islands.

The property market in Canary Islands covers the Canary Islands and the Madrid chapter covers Madrid.

The Northern Spain chapter covers northern Spain.

§ 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 the community, the licence of the building and the flood history of the street. 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. Community charges for pools and gardens, and rising insurance premiums, can change 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 winter and in August, because the coast is quiet in the cold months and crowded in the summer. 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 independent of the developer, since much of the market is new build. 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. For a new home, ask for the bank guarantee and the structural insurance before any advance. 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. Tourist-let rules in Andalusia have changed, and many communities restrict lets, 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.