The True Cost of Buying Property in Marbella
If you’re buying property in Marbella for €3 million, the price you’ll actually pay is closer to €3.3–3.45 million. Spanish property purchases come with a layer of additional costs that aren’t mentioned in the listing — taxes, notary fees, land registry, and legal representation.
This guide is a factual breakdown of what those costs are, what they typically total, and why budgeting for them upfront matters.
The big one: property transfer tax (ITP or VAT)
If you’re buying a resale property in Andalusia, you’ll pay ITP (Impuesto sobre Transmisiones Patrimoniales) — the property transfer tax. As of 2026, the rate is 7% on residential resales.
If you’re buying a new-build directly from a developer, you’ll pay VAT (IVA) at 10% instead, plus AJD (Actos Jurídicos Documentados) at 1.2%.
For a €3M resale property: ITP is approximately €210,000. For a €3M new build: VAT + AJD totals approximately €336,000.
This is the single largest additional cost, and the one that most surprises foreign buyers who are used to the US or UK system.
Notary and land registry
Spanish property transactions go through a notary public, who certifies the deed (escritura pública). Notary fees are regulated by the state and scale with the property price.
For a €3M property, expect approximately:
- Notary: €3,000–€5,000
- Land Registry: €2,000–€3,000
These are not negotiable. They’re set by Spanish law.
Legal fees
Independent legal representation is essential. The seller’s lawyer is not your lawyer, regardless of how the introduction is made.
A competent property lawyer in Marbella charges 1–1.5% of the purchase price. For a €3M property, expect approximately €30,000–€45,000.
This may sound high. It pays for itself the first time your lawyer catches a title issue, an undeclared lien, or a development license problem — all of which we have seen on properties that looked clean on the surface.
Total — concrete example for €3M villa
| Cost category | Amount (resale) | Amount (new build) |
|---|---|---|
| Listed price | €3,000,000 | €3,000,000 |
| ITP (7%) | €210,000 | — |
| VAT (10%) + AJD (1.2%) | — | €336,000 |
| Notary | €4,000 | €4,000 |
| Land Registry | €2,500 | €2,500 |
| Legal fees (1–1.5%) | €37,500 | €37,500 |
| Total cost | ~€3,254,000 | ~€3,380,000 |
| Above listed | +8.5% | +12.7% |
For most resale properties in our segment, expect 8–10% above the listed price. For new builds, 12–15% is closer to the truth.
What this means for budgeting
If you’ve been told you have €3M to spend, your effective listed-price ceiling is closer to €2.65–€2.75M. The remaining €250–350K is non-negotiable closing costs.
We mention this on every property page on our site. It’s the single most useful thing we can tell a buyer who’s serious about the market.
What’s not included here
Annual ownership costs are a separate matter — IBI (property tax), urban waste tax, community fees if applicable, wealth tax thresholds for non-residents. We cover those in a separate guide.
Reviewed by Joakim Bjuvegård, buyer’s agent, Marbella. Last verified April 2026. Tax rates and notary fees are subject to legislative change — for an exact breakdown on a specific property, speak with a qualified Spanish property lawyer.