A beautiful villa on the Golden Mile can feel like the hard part of the search. In reality, one of the most important questions comes just after the viewing: what fees do property buyers pay on top of the agreed purchase price? In Spain, and particularly in Marbella’s prime market, understanding these costs early helps you budget with confidence and avoid unwelcome surprises at completion.
For international buyers, the answer is not a single figure. The final amount depends on whether you are purchasing a resale or a new-build property, the purchase price, the financing structure and, in some cases, the region. In Andalucía, where Marbella and the Costa del Sol sit, the framework is relatively clear, but each purchase still deserves careful review.
What fees do property buyers pay in Andalucía?
As a rule of thumb, buyers in Spain should expect to budget roughly 10 to 14 per cent on top of the property price, depending on the asset and the structure of the purchase. At the higher end of the market, that margin matters. On a luxury home, even a small percentage difference can represent a substantial sum, so precision is worth far more than guesswork.
The biggest cost is usually tax. After that come professional and administrative fees such as notary costs, Land Registry charges and legal representation. If you are taking a mortgage, there may also be valuation and finance-related costs to factor in.
The main costs when buying a resale property
If you are purchasing a resale home, the principal tax is Property Transfer Tax, known in Spain as ITP. In Andalucía, this is generally charged at 7 per cent of the purchase price. For many buyers, this is the single largest extra cost and the one that shapes the overall budget.
On top of ITP, you should allow for notary fees, Land Registry fees and legal fees. These are smaller than the transfer tax, but still essential. Together, they often bring the total buying costs for a resale property to around 8 to 10 per cent, sometimes slightly more depending on the transaction value and complexity.
Notary fees cover the formal execution of the title deed. The notary is a public official who oversees the signing and ensures the deed is properly authorised. The cost varies according to the purchase price and the deed structure, but buyers often see a figure in the region of several hundred to a few thousand euros.
Land Registry fees are paid to register your ownership after completion. Registration protects your legal title and is a standard part of the process. Again, the amount varies, but it is typically lower than the notary fee.
Legal fees are usually charged by the solicitor acting on your behalf. In a market with overseas buyers, complex ownership structures and occasional planning sensitivities, experienced legal advice is not a formality. It is a safeguard. Many firms charge around 1 per cent of the purchase price plus VAT, although this can differ according to the property, the due diligence involved and whether the purchase includes corporate, tax or inheritance planning advice.
What fees do property buyers pay for a new-build?
With a new-build property, the tax structure changes. Instead of ITP, buyers generally pay VAT, known as IVA in Spain, at 10 per cent of the purchase price. In addition, there is Stamp Duty, known as AJD, which in Andalucía is typically 1.2 per cent.
This means tax alone on a new-build often reaches 11.2 per cent before notary, Land Registry and legal fees are added. As a result, the total transaction costs for a new property are often closer to 12 to 14 per cent.
That does not mean new-builds are less attractive. Far from it. Many buyers are happy to pay the higher tax burden in exchange for contemporary design, energy efficiency, modern specifications and developer guarantees. The right choice depends on your priorities – immediate lifestyle use, rental appeal, long-term maintenance expectations and availability in your preferred location.
It is also worth noting that reservation structures for new developments can be more staged than in resale transactions. Buyers may pay a reservation fee, followed by a private purchase contract and instalments before completion. These are not extra fees in themselves, but they do affect cash flow and timing.
Other fees buyers may need to pay
Beyond the headline taxes and core professional costs, there are a few additional charges that may apply.
If you are buying with a mortgage, the bank will usually require a valuation of the property. The valuation fee is commonly paid by the buyer. Mortgage arrangement costs have reduced significantly in Spain in recent years, with many formal loan costs now borne by the lender, but this depends on the bank and the product. It is sensible to review the finance offer closely rather than assume all loans are structured the same way.
If you are a non-resident buyer, you will also need an NIE number, which is the foreigner identification number required for the purchase. The government fee itself is modest, though some buyers appoint a legal representative to obtain it on their behalf, which adds a service charge.
There may also be administrative costs for document handling, certified translations or powers of attorney if you are unable to attend in person. For international clients, these details are often overlooked at the start, yet they are common in cross-border transactions.
Fees that buyers do not usually pay
This is where confusion often arises. Buyers do not normally pay the seller’s capital gains tax, the municipal plusvalía tax or the estate agent’s fee in a standard Spanish resale transaction. Those are generally the seller’s responsibility, unless a contract specifically states otherwise.
That said, every private contract should be reviewed carefully. In high-value transactions, assumptions are best avoided. A well-drafted purchase agreement should state clearly which party is responsible for each cost.
Why the final figure can vary
Two buyers can purchase homes at a similar price and still face different overall costs. One may be acquiring a new-build penthouse through a mortgage and international company structure. Another may be buying a resale villa in cash. The tax treatment, due diligence and professional work involved are not identical.
Location also matters in practical terms. Prime properties in Marbella often involve larger deposits, more tailored legal review and a higher emphasis on planning checks, community statutes and service arrangements. For properties in gated communities or resort-style developments, buyers may also want clarity on ongoing community fees, concierge services and maintenance obligations. These are not purchase fees, strictly speaking, but they should form part of the wider ownership budget.
For luxury buyers, the real objective is not merely to know the minimum statutory costs. It is to understand the full financial picture before committing. That includes acquisition costs, annual holding costs and any work needed after completion, from furnishing to security upgrades or property care.
A practical budgeting rule for Marbella buyers
If you want a sensible working estimate, allow around 10 per cent extra for a resale and 13 per cent for a new-build, then refine that number once the property and purchase structure are confirmed. This gives enough room for proper planning without inflating expectations unnecessarily.
In the Marbella market, where properties are often purchased for lifestyle as much as investment, clarity is part of good decision-making. It allows you to compare opportunities accurately, move at the right pace and negotiate from a position of confidence.
At Amrein Properties, we see this regularly with international clients who know exactly what they want in terms of location, privacy and design, but appreciate discreet guidance on the Spanish buying process. The financial detail may not be the glamorous part of acquiring a home on the Costa del Sol, yet it is one of the details that protects the experience.
A property purchase should feel exciting, not uncertain. When the costs are mapped out from the beginning, you are free to focus on the part that truly matters – choosing a home that fits your life in Marbella, both beautifully and wisely.