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How to Buy a New-Build on the Costa del Sol · 7 Steps for 2026 Buying a new-build home, step by step

Off-plan and new-build purchases work differently from buying a resale home. Here is exactly how the process runs, from your first shortlist to collecting the keys.

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New-build and off-plan purchases follow a different sequence from a resale purchase: staged payments, a private purchase contract, and a developer's construction timeline rather than an immediate move-in date. Seven steps, start to finish.

See the Full Journey Speak With an Advisor
7Steps, Reservation to Keys
3People Involved: You, Nueva Living, Your Lawyer
NIENeeded Before You Sign
2–4Weeks, Reservation to Contract
The Buying Journey

Seven steps, start to finish

01

Work Out What You Actually Want

Be clear on budget, area, property type and timing before looking at a single project. Off-plan homes can be sold years before delivery, so timing matters here more than for a resale purchase.

What You Do

Decide your budget, preferred areas, property type and rough timing.

What Nueva Living Does

Helps you weigh off-plan against a completed, move-in-ready home for your situation.

Good to know: off-plan or completed?

Off-plan usually means a lower entry price and payments staged over the build period, at the cost of waiting. A completed home costs more upfront but you can see and move into it now. See our full off-plan vs resale comparison for the detail.

02

Build a Real Shortlist

Property portals tend to show broad price ranges and renders rather than confirmed, current availability. A useful shortlist compares a small number of genuinely suitable projects on the details that matter.

What You Do

Share your budget, areas and requirements.

What Nueva Living Does

Compares confirmed current pricing, availability and developer track record across projects for you.

Good to know: do I need to be in Spain to start?

No. Most of this stage -- comparing projects, reviewing floorplans and pricing, even a private cinematic presentation of a project -- can be done remotely before you commit to a viewing trip.

03

View the Projects

For off-plan projects this usually means visiting the site and a show apartment if one exists. For completed developments, you view the actual residence you would be buying.

What You Do

Plan and attend the viewing trip, or a remote presentation first.

What Nueva Living Does

Arranges viewings and show apartments, ideally two or three projects on one trip for real comparison.

04

Reserve Your Chosen Residence

A reservation takes the specific residence off the market while your private purchase contract is prepared, typically within two to four weeks.

What You Do

Pay the reservation amount, which is later credited against the purchase price.

What Nueva Living Does

Confirms the reservation terms and what happens to the amount if you do not proceed.

Good to know: how much is the reservation?

It varies by developer and project, from a few thousand euros up to around 1% of the price on some developments. A reservation is not the point of no return, but it is a real commitment -- confirm the terms before you pay it.

05

Sign the Private Purchase Contract

The binding agreement setting out price, payment schedule, specification and delivery terms. You will need an NIE before or shortly after this stage.

What You Do

Obtain your NIE if you do not already have one, and review the contract.

What Nueva Living Does

Coordinates the paperwork and timeline with the developer.

What Your Lawyer Does

Reviews the contract terms and confirms the bank guarantee before you sign.

Good to know: what if the developer does not finish the project?

For off-plan purchases, payments from this point are usually staged across construction milestones. Spanish law requires developers to bank-guarantee off-plan payments made before completion, so staged payments are protected if the development is not delivered -- confirming that guarantee is in place is one of the checks your lawyer carries out.

06

Legal Checks and Independent Representation

We strongly recommend independent legal representation -- a lawyer acting for you, not the developer or the selling agency.

What You Do

Instruct an independent lawyer before signing anything binding.

What Nueva Living Does

Can introduce you to independent lawyers experienced in Costa del Sol property.

What Your Lawyer Does

Checks the developer's registration and track record, the building licence, land registry status and the bank guarantee.

Good to know: financing

Many non-resident buyers arrange a mortgage at this stage. Spanish banks do lend to non-residents, usually financing a portion of the price, though exact terms depend on the bank and your financial profile.

07

Completion and Handover

Completion happens at the notary, where the final balance is paid and the deed of sale is signed and registered in your name.

What You Do

Pay the final balance and sign at the notary.

What Nueva Living Does

Coordinates handover and helps you inspect the property against the agreed specification.

What Your Lawyer Does

Confirms the deed of sale and its registration.

Good to know: warranties and ongoing costs

Spanish building law generally provides for a structural warranty, a shorter warranty on installations, and a one-year warranty on finishes. After completion, budgeting for ongoing costs such as community fees and annual property tax (IBI) becomes part of owning the home. For the one-off taxes and fees due at purchase, see our breakdown of new-build purchase costs in Andalucia.

Before You Start

A quick checklist

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Key Terms

A short glossary

NIE

Numero de Identificacion de Extranjero -- a Spanish tax ID number required for any property purchase by a non-Spanish national.

Reservation Agreement

The document and payment that takes a specific residence off the market while your private purchase contract is prepared.

Private Purchase Contract

Contrato de compraventa -- the binding agreement setting out price, payment schedule, specification and delivery terms.

Bank Guarantee

Legally required protection for off-plan payments made before completion, covering you if the development is not delivered.

Notary

The public official before whom the final deed of sale is signed at completion.

Escritura

The deed of sale signed at the notary and registered in your name at completion.

Land Registry

The official record of property ownership and charges, checked by your lawyer before you sign.

FAQ

Common buyer questions

Can foreigners buy property in Spain?

Yes. There are no restrictions on non-Spanish nationals buying property in Spain, whether as a resident or non-resident.

What is an NIE number and do I need one?

An NIE (Numero de Identificacion de Extranjero) is a tax ID number required for any property purchase in Spain by a non-Spanish national. Nueva Living can guide you through obtaining one before you reserve.

What costs should I budget for on top of the purchase price?

Buyers typically budget for transfer tax or VAT, notary fees, land registry fees and legal fees on top of the purchase price. Nueva Living provides a full, current cost breakdown for your chosen residence before you reserve.

Can I get a mortgage in Spain as a non-resident?

Many Spanish banks offer mortgages to non-resident buyers, typically financing a portion of the purchase price. Exact terms depend on the bank and your personal financial profile.

What is the difference between off-plan and completed properties?

Off-plan means the development is still under construction and is usually sold with staged payments through to completion. A completed property is ready to view and move into now.

How does the reservation and payment process work?

Reservation and payment structures vary by development and are set out in full before you reserve. Nueva Living reconfirms the current schedule for your chosen residence at every step.

Can I rent out the property after purchase?

This depends on the individual development and local regulations, which can vary by community and municipality. Nueva Living will confirm the specific rules for a development before you reserve.

Do I need a lawyer?

Yes, we strongly recommend independent legal representation for any property purchase in Spain. Nueva Living can put you in touch with independent lawyers experienced in Costa del Sol property.

This guide is general information about buying a new-build home on the Costa del Sol. It is not legal, tax or financial advice, and does not replace independent professional advice tailored to your situation.

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