NUEVA ANDALUCÍA NEW DEVELOPMENTS
New developments in Nueva Andalucía
New development is used for very different things in Nueva Andalucía: a scheme sold off-plan before construction, a building already going up, a finished home sold directly by a developer, and a recently completed home already being resold.
Each of those is a different purchase, with different paperwork, different taxes and a different set of risks. The first job of a buyer is to establish which one is actually in front of them.
Free for buyers · No obligation · No agency introduction unless you agree
Find Marbella does not own listings, does not develop property and does not represent sellers. If you buy after an introduction, the estate agency or developer holding the property pays us a referral fee from its commission.
Four situations behind the same phrase
Before comparing prices or specifications, establish which stage a home is at. It changes the contract you sign, the protection you are entitled to and the taxes you pay.
Off-plan
The home is bought before it is finished, sometimes before construction starts. You are buying against plans, a specification document and a contractual delivery period rather than a house you can walk through.
Under construction
Work has started and the structure may be visible, but finishes, communal areas and landscaping are still to come. Progress on site is not the same as a licence to occupy.
Key-ready new build
The development is complete and the paperwork should be in place. Here you can inspect the actual unit, its outlook, its light and the finished communal areas before committing.
Recently completed resale
A home in a new scheme being resold by its first owner. It is a resale purchase in law, with different taxes and different documentation from a purchase directly from a developer.
- A render or a show unit is marketing material, not the contractual specification.
- Work visible on site does not by itself prove the development is fully licensed.
- An outlook from a plan should be checked on the actual plot before you rely on it.
What to verify before you commit
These are the points a buyer, an independent lawyer and a technical adviser normally work through on a new development. None of them can be answered from a brochure.
- The building licence for the development and the stage the works have actually reached
- Who the developer is, what it has previously delivered and how the company is structured
- The payment schedule, what triggers each stage payment and what happens if a stage is late
- Bank guarantees or insurance covering the amounts you pay before completion, in your name
- The written specification, including materials, appliances, glazing and climate control
- What is shown as indicative in brochures and renders, and what is contractually promised
- The contractual delivery period, any grace period and the remedies if the date slips
- The first occupation licence and the certificate of habitability before completion
- Estimated community fees, what they will cover and how the community will be constituted
- Which taxes apply to a purchase from a developer and how they differ from a resale
What we do not do
- Legal due diligence
- Technical or structural surveys
- Valuations
- Tax or financing advice
Those belong to your own independent lawyer, technical adviser and tax adviser.
Where to check the facts
- Marbella town hall, urban planning and licences
- Spanish Land Registry (Registradores de España)
- Ministry of Housing, consumer information on buying a home
Rules and procedures change. Always confirm the current position with the official source or your own adviser.
How the search works
Send your brief
Property type, budget, timeline, whether you can wait for delivery and what you need on completion.
We ask the market
We ask the estate agencies and developers we work with what is currently being released or resold.
Review relevant options
You receive suitable options or honest feedback about availability, stage and trade-offs.
An introduction to the estate agency or developer holding a property only happens once you agree to it. The service is free for buyers, and if a purchase completes after an introduction the agency pays us a referral fee from its commission.
The Nueva Andalucía area guide sets out how the different pockets of the area relate to each other.
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Privately shared releases
Some units are shared with estate agencies before a scheme is advertised publicly. When it is relevant to your brief, we ask the contacts we work with whether anything of that kind is available.
An early release is not automatically cheaper or better. It still has to be checked against the same licences, guarantees and contract terms as any other new build, and no such match can be guaranteed.
The page on off-market property in Marbella explains how this works and where its limits are.
Send your Nueva Andalucía new build brief
Tell us your property type, budget, timeline and whether you can wait for delivery. We will ask the estate agencies and developers we work with what is currently available.
What happens next
- We review your brief the same day
- We ask the agencies and developers we work with
- We reply with relevant options or honest market feedback
Explore Nueva Andalucía
Nueva Andalucía area guide
How the area is laid out and what to look at before choosing a street.
Apartments in Nueva Andalucía
Single-level homes and what the floor level changes.
Villas in Nueva Andalucía
Detached houses with their own plot and pool.
Penthouses in Nueva Andalucía
Top-floor homes and what the label does and does not include.
Townhouses in Nueva Andalucía
Several floors inside a community with shared areas.
Sea-view property in Nueva Andalucía
How to define the outlook you actually want before searching.
Luxury property in Nueva Andalucía
What the label covers and what has to be verified instead.
Golf property in Nueva Andalucía
What golf property means and how position is confirmed.
New developments in nearby areas
Nueva Andalucía new development questions
What counts as a new development in Nueva Andalucía?
In practice the phrase covers several situations: homes sold off-plan before completion, homes under construction, finished key-ready new build sold by a developer, and recently completed homes resold by their first owner. The legal position, the paperwork and the taxes differ between them, so the stage should be established before anything else.
Is off-plan safer than resale?
Neither is safer in general terms. Off-plan carries delivery and specification risk and depends on the guarantees protecting your stage payments, while a resale can be inspected but may need work. Which risks are acceptable is a decision for you and your own lawyer.
What protects the money I pay before completion?
Spanish law requires amounts paid on account for a home under construction to be secured by a bank guarantee or insurance policy issued in the buyer's name. Confirm with your lawyer that the document exists, that it names you and that it covers each payment you make.
Can a delivery date move?
Yes. Contracts usually state a delivery period rather than a fixed day, and often add a grace period. What matters is what the contract says about delay, what remedies you have and what evidence exists that the works are licensed and progressing.
Does Find Marbella own the properties it suggests?
No. Find Marbella is a buyer-side property search service. We do not own listings, we do not develop property and we do not represent sellers.
Can you guarantee a specific new development?
No. Availability in a scheme changes as units are reserved, and some homes are shared privately by estate agencies before they are advertised. We can only put forward what genuinely is available and relevant to your brief.
How quickly will I hear back?
Within 24 hours you receive relevant options, or honest feedback if your brief does not match what is currently available.
How does Find Marbella get paid?
The service is free for buyers. If a purchase completes after an introduction, the estate agency or developer holding the property pays us a referral fee from its commission.