Buying a new build property in southern Spain is an exciting process. The combination of contemporary design, carefully planned communities and an exceptional lifestyle continues to attract buyers from across Europe and beyond.
If you have not bought property in Spain before, the process can feel unfamiliar. The structure may be different, but it is transparent, regulated and designed to protect the buyer at every stage. With the right advice, it is a straightforward and well-supported journey.
So read on for our helpful guide to buying a new build home on the Costa del Sol, taking you step-by-step through the process.
Why choose a new build
New build properties have become increasingly popular, particularly in developments that offer a full range of modern amenities. Buyers are drawn to contemporary layouts, energy-efficient construction and the ease of moving into a home that is ready to enjoy from day one.
There is also reassurance in the process itself. New developments in southern Spain must meet strict planning and legal requirements, with payments made during construction protected by law. This provides a level of security that buyers find particularly appealing.
For many, the decision is also about lifestyle. Developments such as those by One Eden are designed as complete residential environments, with a full suite of facilities, outdoor space and community built into the concept.
Step 1: Find the right property and reserve it
Once you have chosen your property, the first step is to reserve it. This involves signing a reservation agreement and paying a reservation fee, typically between €6,000 and €10,000.
The property is then removed from the market, giving you time to carry outlegal checks without pressure. At this stage, it is important to appoint an independent lawyer who specialises in Spanish property law. They will guide you through the process and act entirely in your interest.
Step 2: Legal checks and due diligence
Your lawyer will carry out a full review of the development and the developer. For a new build purchase, this typically includes:
- Verifying the developer’s legal standing
- Confirming that planning permission and the building licence (Licencia de Obra) are in place
- Checking that the development complies with local planning regulations
- Ensuring that all stage payments are covered by bank guarantees
Bank guarantees are a key part of the process. By law, any payments made before completion must be protected. This means your funds are secure throughout the build period.
Step 3: Sign the private purchase contract
Once the legal checks are complete, you will sign a private purchase contract. This is a binding agreement between you and the developer.
At this stage, you will typically pay 30% of the purchase price, minus the reservation fee already paid. This payment is also protected by a bank guarantee.
The contract will clearly set out the key terms, including the agreed price, payment schedule, build timeline and full property specifications.
Step 4: Arrange your finances
To purchase property in Spain, you will need an NIE number (Número de Identidad de Extranjero). This is a legal requirement for all property transactions.
Buyers also open a Spanish bank account to manage payments, utilities and ongoing costs. If you require a mortgage, Spanish banks typically lend 60-70% of the property value to non-residents, subject to approval.
Your lawyer and agent can guide you through this process and, if required, introduce you to trusted mortgage advisors.
Step 5: Construction period and stage payments
For off-plan purchases, payments are usually made in stages as construction progresses. These are set out clearly in your contract.
During this period, you will receive updates on the build and, in many cases, the opportunity to personalise certain finishes depending on the stage of construction.
Importantly, all stage payments remain protected by bank guarantees until completion.
Step 6: Completion at the notary
Once construction is finished and the property has received its first occupancy licence (Licencia de Primera Ocupación), you will be invited to complete the purchase.
Completion takes place in front of a Spanish notary. At this point:
- The remaining balance is paid
- The title deed (Escritura) is signed
- Ownership is officially transferred to you
Upon completion, the deed is registered in your name with the Land Registry.
Step 7: Costs and taxes to consider
When buying a new build property in southern Spain, there are additional costs to factor in, typically around 12 -14 % of the purchase price.
These include:
- VAT (IVA) at 10% on new build properties
- Stamp Duty (AJD) at around 1.2% in this region
- Legal fees, notary fees and land registry costs
Your lawyer will provide a full breakdown so there are no surprises.
A smooth and secure process
While the process may differ from what you are used to, it is designed to be structured and secure. With legal protections in place and professional guidance at each stage, buying a new-build property in southern Spain is a well-established and reliable route to ownership.
The key is to work with experienced professionals who understand both the legal process and the local market.
Discover One Eden developments
For buyers seeking more than just a property, One Eden developments offer a compelling opportunity to enjoy a fully-rounded lifestyle.
Serenity Frontline Golf Homes Alcaidesa is designed around space, calm and connection to its surroundings. Positioned overlooking a golf course with views towards the sea and nature reserves, it offers a peaceful setting that works equally well as a permanent home or a second residence. Alcaidesa is just 20 minutes from Gibraltar airport, and a 10 minute drive to Sotogrande.
Infinity Seaview Homes Alcaidesa reflects the same principles, with a contemporary architectural approach, generous terraces and a strong emphasis on indoor-outdoor living within an elevated coastal setting.
Moving further along the coast, Royal Palms Mijas in Costa Mijas offers a different but equally appealing lifestyle. Set in a prime location between Málaga and Marbella, it combines resort-style amenities with excellent connectivity, making it ideal for both full-time living and investment.
All One Eden developments are centred on the All Seasons Premier Resort concept, providing residents with year-round amenities such as landscaped gardens, pools, wellness zones, fitness centres, co-working areas and social spaces designed for daily life.
Across all three, the focus remains consistent: thoughtfully designed homes, integrated amenities and a lifestyle that extends well beyond the property itself.
Start your journey with One Eden
Buying a new build property is not just about the transaction. It is about choosing where and how you want to live.
At One Eden, we guide our clients through every stage of the process, from the first viewing to completion and beyond. With a carefully selected portfolio of developments and a clear understanding of what buyers are looking for, we make the experience as smooth and enjoyable as possible.
If you are considering buying on the Costa del Sol, contact One Eden today to explore Serenity Alcaidesa, Infinity Alcaidesa and Royal Palms Mijas and take the first step towards your new home in southern Spain.
Frequently Asked Questions
What do I need to buy a new-build property in Spain as a foreign buyer?
You will typically need an NIE (Foreigner Identification Number), a Spanish bank account and independent legal advice. It is also essential to review the development, the developer, planning permissions and how any stage payments are secured.
What is an NIE and why is it important in a property purchase?
The NIE (Número de Identidad de Extranjero) is a tax identification number for foreign nationals. It is required to purchase property in Spain, sign the title deed, open a bank account and complete most legal and administrative procedures related to the transaction.
How much is usually required to reserve a new-build property on the Costa del Sol?
A reservation deposit is typically required, usually ranging between €6,000 and €10,000, although this may vary depending on the development. This payment secures the property and takes it off the market while legal checks are carried out.
Are payments made during construction legally protected?
Yes. In new-build purchases, any payments made before completion must be legally guaranteed. This is one of the key protections for buyers in Spain.
What taxes and costs should I expect when buying a new-build property in Andalucía?
In addition to the purchase price, buyers should budget for VAT (IVA), stamp duty (AJD), notary fees, land registry fees and legal costs. These additional costs typically amount to around 12%–14% of the purchase price.
Can I get a mortgage in Spain as a non-resident?
Yes. Many international buyers finance part of their purchase through Spanish banks. As a general guideline, lenders typically offer between 60% and 70% of the property value, subject to approval.
When is the title deed signed for a new-build property?
The title deed is signed before a notary once construction is completed and the first occupancy licence has been granted. At that point, the remaining balance is paid and ownership is officially transferred to the buyer.
Why choose a new-build property with One Eden on the Costa del Sol?
Because it combines contemporary design, high-quality amenities, legal security throughout the purchase process, and a lifestyle-led residential concept. With One Eden, the property is part of a community designed to be enjoyed all year round.
