"How much do I actually need?" is the first question almost every Marbella buyer asks, and almost every Marbella agent answers badly. The headline asking price of a property is a small part of the real number. The taxes, fees, mortgage costs, deposit, and the work most properties need to actually live in them add up, and ignoring any of those at the briefing stage causes deals to collapse later. This guide is the honest 2026 breakdown, in real numbers, for every realistic Marbella budget from €400,000 to €15M+.
If you'd like a property shortlist that matches a defined total budget, including all the costs below, our AI property finder works backwards from your real buying power, not the asking price you can technically afford.
The total cost of buying, the rule that always applies
In Andalucía, plan on 10–13% of the purchase price in transaction costs on top of the asking price for a resale property, and 14–16% for a brand-new build (because new builds attract VAT instead of transfer tax). That 10–16% covers everything legally required to complete the purchase: taxes, notary, registry, lawyer, mortgage costs and surveys. It does not include any furniture, renovation or moving cost.
The cost line items, in plain English
Property Transfer Tax (ITP), resale only
Andalucía's ITP is a flat 7% of the declared purchase price for resale properties. Paid to the Junta de Andalucía within 30 days of completion. There are no first-time-buyer discounts for non-residents.
VAT (IVA) + Stamp Duty, new builds only
New-build residential property attracts 10% VAT plus 1.2% stamp duty (AJD) in Andalucía. Total: 11.2%. This is why the headline "new build vs resale" decision moves real money, see our new build vs resale guide for the full comparison.
Notary and land registry fees
Combined typically 0.6–1.2% of the price, scaled regressively (smaller properties pay a higher percentage).
Independent legal fees
Always engage independent legal counsel, not "the agent's lawyer." Budget 1.0–1.5% of the purchase price plus VAT, with a typical minimum of €3,000–€5,000.
Mortgage costs (if borrowing)
Spanish bank arrangement fees of 0.5–1.5% of the loan amount, plus a mandatory bank valuation (€400–€800) and the bank's own legal/notary costs. Spanish mortgages for non-residents typically max out at 60–70% loan-to-value.
Other due-diligence costs
A genuinely thorough independent survey costs €1,200–€3,500 depending on property size and is almost always worth it on resale stock above €750,000.
Worked examples, what each budget actually buys
€500,000 budget (cash buyer)
You can transact comfortably on a property with an asking price of around €440,000–€450,000 and have €50,000–€60,000 of buffer for taxes, fees and minor refurbishment. Realistic options: 2-bed apartment in Estepona town, 2-bed apartment in San Pedro near the boulevard, older 2-bed apartment in central Marbella, 3-bed townhouse in Marbella East (Cabopino, Elviria edges).
€1,000,000 budget (cash buyer)
Asking price ceiling around €880,000. This puts you into 3-bed apartments with terraces and partial sea view in Nueva Andalucía and Marbella centre, modern 3-bed townhouses in Estepona's New Golden Mile, refurbished 3-bed apartments in Puerto Banús, or smaller 3-bed villas in Marbella East.
€1,500,000 budget (cash buyer)
Asking price ceiling around €1.32M. Genuinely strong options: 3-4 bed apartments in good Nueva Andalucía buildings, smart townhouses in Los Flamingos, entry-level 4-bed villas in Marbella East (Elviria, Hacienda Las Chapas) and Benahavís hillside.
€2,500,000 budget
Asking price ceiling around €2.2M. The sweet spot of the foreign-buyer market. Modern 4-bed villas in Nueva Andalucía's Golf Valley periphery, contemporary new-build 3-bed apartments on the Golden Mile, well-located 4-bed villas in Benahavís with sea views.
€5,000,000 budget
Asking price ceiling around €4.4M. Entry-level Sierra Blanca villas, walkable-to-the-beach Golden Mile apartments, frontline-fairway villas in Los Flamingos and La Quinta, full-renovation Las Brisas villas in Nueva Andalucía.
€10,000,000+ budget
Frontline Golden Mile, prime Sierra Blanca, the better La Zagaleta villas, branded residences (W Marbella, Karl Lagerfeld Villas, Tiara). This is also the bracket where off-market access dominates, typically 30–50% of transactions never appear on a portal.
Mortgages for international buyers
Spanish banks lend to non-residents but conservatively. Standard maximums: 60–65% loan-to-value for non-residents, 70% for tax-residents. Maximum debt-service ratio of 30–35% of net income. 30-year fixed rates currently in the 3.0–3.4% range for non-residents, 2.7–3.1% for residents. Banks underwrite on documented worldwide income; expect to provide three years of tax returns, six months of bank statements, and proof of any rental income. Plan a 12-week mortgage timeline from first application to drawdown.
Ongoing annual costs you must plan for
Owning a Marbella property has real ongoing costs. IBI (council tax) 0.4–1.1% of cadastral value annually. Community fees €150–€800/month for apartments, €0–€2,000+/month for villas in gated communities (La Zagaleta sits at the very top end). Non-resident property tax for second-home owners, roughly 0.5–1% of cadastral value annually. Wealth tax currently bonified to 0% in Andalucía but assessable, with Spain's national solidarity wealth tax applying above €3M of net Spanish assets. Pool, garden, security, insurance: budget €300–€1,500/month depending on property size.
Common budget mistakes
Budgeting only for the asking price and being short by €100,000+ at completion. Underestimating renovation cost on resale stock, Marbella renovation runs €1,500–€3,500/m² for serious work. Forgetting that mortgage caps mean a €1.5M property purchase typically requires €600,000–€700,000 of equity even with the maximum loan. Assuming you can negotiate sellers down on transaction taxes (you cannot, they are fixed by law).
Get a real budget before you start viewing
Before you look at a single property, define the total cash you want to deploy. Subtract 10–13% (resale) or 14–16% (new build). Add any mortgage you can credibly secure. That number, not the asking price you can technically afford, is your real budget. Tell us that number, and within 24 hours we'll send a shortlist that fits inside it cleanly across both the public market and off-market inventory.
Frequently asked questions
What is the minimum to buy a property in Marbella?+
Realistically around €350,000–€400,000 of total deployable capital. That buys an asking-price ceiling of €310,000–€350,000 (a small 1–2 bed apartment in Estepona town, San Pedro periphery or older parts of Marbella centre) plus the 10–13% in taxes and fees. Below that level, options on the Costa del Sol exist further west (Manilva, Casares) or further east (Fuengirola, Mijas Costa) but not inside Marbella itself.
How much are property taxes when buying in Marbella?+
On a resale property in Andalucía: 7% Property Transfer Tax (ITP). On a new-build property: 10% VAT plus 1.2% stamp duty (11.2% total). Plus 0.6–1.2% notary and registry fees and 1.0–1.5% legal fees regardless of resale or new build.
Can foreigners get a mortgage in Spain?+
Yes. Spanish banks lend to non-residents at 60–65% loan-to-value (70% for tax-residents). Current 30-year fixed rates run 3.0–3.4% for non-residents. Underwriting is on documented worldwide income; budget 12 weeks from application to drawdown.
Are there hidden costs of owning property in Marbella?+
Not hidden, but underestimated. Annual IBI (0.4–1.1% of cadastral value), community fees (€150 to €2,000+ monthly), non-resident income tax for second-home owners, plus pool, garden and insurance. A villa in a gated community in Sierra Blanca or La Zagaleta can cost €30,000–€100,000+ per year in pure ongoing costs even if you never visit.
Should I buy in cash or with a mortgage?+
It depends on opportunity cost. Cash gets you faster completions, stronger negotiating positions and zero financing risk. A mortgage at 3% locked in for 30 years can be highly accretive if your invested capital earns above that. Most international buyers in the €1–3M range take a 50–60% LTV Spanish mortgage; above €3M, cash purchases become more common.