Buying a second home in Marbella is exciting, but taxes can add a significant amount to your final budget if you do not plan for them in advance. Here is a clear breakdown of what to expect in 2026, whether you are buying a resale property or a new build.
Transfer Tax (ITP) on Resale Properties
If you are buying a resale property in Andalusia, you will pay Impuesto de Transmisiones Patrimoniales (ITP), a transfer tax calculated on the purchase price. In Andalusia, this is currently a flat rate of 7 percent, regardless of the property value. This is one of the more competitive rates in Spain, as some other regions apply a sliding scale that rises above 10 percent for higher-value properties.
VAT and Stamp Duty on New Builds
If you are buying a new development directly from a developer, ITP does not apply. Instead, you will pay 10 percent VAT (IVA) on the purchase price, plus Actos Jurídicos Documentados (AJD), a stamp duty of around 1.2 percent in Andalusia. Together, these usually add up to a similar overall cost to the resale ITP rate, though the calculation method is different.
Notary, Land Registry, and Legal Fees
Beyond the main transaction tax, budget for notary fees and land registry fees, which together typically run between 1,000 and 2,500 euros depending on the property value and complexity. Independent legal representation, strongly recommended for any overseas buyer, usually costs around 1 percent of the purchase price.
Ongoing Annual Taxes Once You Own the Property
After completion, as a non-resident second home owner you will need to budget for annual costs including IBI (the local property tax, similar to council tax), a non-resident income tax return (even if you do not rent the property out), and community fees if the property is part of a development. If you plan to rent the property out, additional non-resident rental income tax applies, and short-term tourist rentals require registration, a topic that has recently changed following the Supreme Court ruling on the national tourist rental registry.
Budgeting the Full Picture
As a rule of thumb, most buyers should budget an additional 10 to 13 percent on top of the purchase price to cover taxes, legal fees, and notary costs. For a property priced at 1,000,000 euros, that typically means setting aside an extra 100,000 to 130,000 euros.
At Nicolas Estates, we guide every buyer through this process step by step, connecting you with trusted local tax advisors and lawyers so there are no surprises on completion day. Contact us today to discuss your second home purchase in Marbella.
