Note
Buying property in Nerja: what to check
Quick answer
Nerja is a smaller town at the eastern end of the Costa del Sol, further from the airport than the central coast. Homes include apartments, hillside villas and rural plots. Check access and slopes, water and sewage on rural plots, licences, and the coastal law. Andalusia taxes resale homes at seven per cent.
Applies toBuyers considering Nerja or the nearby eastern coast for an apartment, house or rural plot.
On this page: 11 sections
§ 1The place
Nerja lies on the eastern Costa del Sol, near the border with the province of Granada, with cliffs, small beaches and hills behind. It is smaller than the central coast resorts and further from the airport. This page belongs to the chapter on house hunting in Costa del Sol.
§ 2The market
The registry reports that foreigners made up 37.01% of home purchases in the province of Málaga in the second quarter of 2026. We found no official average for Nerja, so we print none. The market is smaller, so a few sales can move the picture. Ask local agents for recent sales.
§ 3Taxes
A resale home pays transfer tax at 7% in Andalusia, and a new home pays VAT and stamp duty at 1.2% on the deed. The costs section explains.
§ 4Apartments and houses
Town and coastal apartments are in communities, so the documents matter: statutes, accounts, minutes and reserve fund. Hillside houses bring slopes, access roads and views. Check parking, the width of the road, and the costs of works on a slope.
§ 5Rural plots
Hills near the town have rural plots with small houses, and parts of the Andalusian countryside have a history of buildings without proper licence. Check the planning status in writing, the registry note and the cadastral record, and let your lawyer verify the title. The property types section explains rural property, and the location checks section explains wells and septic tanks.
§ 6Coast and cliffs
Cliff and coastal homes are subject to the coastal law, which the legal section explains, and to erosion and landslip risk. The ministry’s coastal strategy for Cádiz, Málaga and Almería covers erosion on this coast. Check the plot’s distance from the shore and the cliff edge.
§ 7Tourist lets
Tourist lets need regional authorisation, regional registration and the community’s prior express approval. The regional notice bases capacity on fourteen square metres built per place, with a minimum of twenty-five. The section on renting and investing explains.
§ 8Fire
Scrub-covered hills carry fire risk. Ask the town hall about the zone and the clearing rules. The location checks section explains.
§ 9Who it may suit
It may suit buyers who want a smaller coastal town, hills and quieter surroundings, and who accept a longer trip to the airport. Property in Málaga covers Málaga to the west and property in Benalmádena covers Benalmádena.
§ 10What we could not verify
We found no official average for Nerja and did not read the municipal planning rules.
§ 11More on this topic
Property in Marbella explains what to check when buying in Marbella and property in Estepona explains what to check when buying in Estepona.
Property in Fuengirola explains what to check when buying in Fuengirola and property in Mijas explains what to check when buying in Mijas.
FAQRelated questions
Is Nerja far from the airport?
It is on the eastern side of the Costa del Sol, so the drive to the airport is longer than from the central coast. Check the travel time at the times you will travel, and the roads, which are busy in summer.
Are there rural plots near Nerja?
There are, among the slopes behind the town, and a number were built without full permission years ago. Before leaving any deposit, obtain the planning position in writing and confirm the registry, the cadastre, the water source and the drainage arrangements.
Is it quieter than Marbella?
It is generally described as smaller and quieter, though it has its busy season. Visit out of season and in August to see both, and ask residents.
Sources
- Junta de Andalucía: Parliament validates the decree-law lowering ITP to 7% and AJD to 1.2% (official source, opens in a new window), News itemLast checked 17 October 2026
- Junta de Andalucía: Nota informativa sobre viviendas de uso turístico (cambios del decreto de 2024) (official source, opens in a new window), Operating periods; capacity; equipment; registration numbersLast checked 18 October 2026
- Boletín Oficial del Estado: Ley 22/1988 de Costas (BOE-A-1988-18762) (official source, opens in a new window), Arts. 7, 8, 12 to 15, 23 to 28 and 13 bis; text read to article 44, transitional provisions not readLast checked 18 October 2026
- Colegio de Registradores: Estadística Registral Inmobiliaria, 2T 2026 (official source, opens in a new window), Sales, foreign buyers, price per m², mortgagesLast checked 17 October 2026
- Junta de Andalucía: Modalidad Transmisiones Patrimoniales Onerosas (official source, opens in a new window), General rateLast checked 17 October 2026
- Ministerio para la Transición Ecológica: Estrategias para la protección de la costa (national strategic plan page) (official source, opens in a new window), National plan and seven regional strategy areasLast checked 18 October 2026
General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.