Marina apartment · €380,000
| Item | Amount |
|---|---|
| Equity | €120,000 (32%) |
| Mortgage | €260,000 (68%) |
| Purchase costs (~10%) | ~€38,000 (ITP 7% Andalusia) |
| Loan-to-value | 68% LTV |
| Example payment (20 yrs, 2.4%) | ~€1,365/month |
| Bank type | Major Spanish bank · Costa del Sol |
Region focus · Spain · Costa del Sol · §34i
Marbella property for sale on the Costa del Sol: what tax is due and how much a bank will lend
Costa del Sol property means premium Andalusia: the Golden Mile, Puerto Banús, Estepona, the city of Málaga. ITP just 7% — the lowest rate of the Mediterranean coastal regions. Wealth tax in Andalusia effectively zero.
How much transfer tax do I pay when I buy Marbella property?
ITP on a purchase in Marbella is a flat 7%, charged on the higher of purchase price and cadastral reference, because Marbella lies in Andalusia. Andalusia also grants a 100% wealth-tax rebate. Budget around 9 to 10% in total costs. The bank does not finance the ITP or incidental costs; you cover them from equity.
Not every bank lends against income in a foreign currency — we approach the ones that do. For the full evaluation, enter your income converted into euros.
Your estimate
- Monthly payment(calculation rate—)—
- Loan amount—
- Loan-to-value (LTV)—
- Purchase costs—
Our brokerage focus starts at a loan amount of around €300,000 — we arrange smaller loans too and will give you an honest read on whether it makes sense in your case.
Estimate, no guarantee. The interest rate is the calculation basis for this example, not a market rate or commitment — the rate you actually achieve depends on your credit profile, the property and the bank. Spain: max. 70 % LTV for non-residents. Purchase costs by region as on our purchase-costs page; the other items are guide values.
Marbella property for sale: which financing cases do Spanish banks not cover?
Spanish banks only pay for new-build properties on completion/sign-off of the building; they finance purchases, not equity release (Kapitalfreisetzung), and they are unable to value German properties.
- The most tax-friendly of the major premium regions: A double advantage: ITP at just 7 % (compared to the Balearic Islands at 8 % and Catalonia at 10 %) and, since 2022, a wealth tax effectively at 0 — making it the most tax-friendly of Spain’s major premium regions. An overview of the regions.
- How much does the bank finance in Marbella? Up to 70 % LTV for non-residents, based on the lower of the purchase price and the tasación. For premium properties (from €500,000), private banks usually offer lower loan-to-value ratios.
- Winter visitors complement the summer market: Mild climate, with winter temperatures rarely falling below 12 °C; winter visitors complement the summer market. Effective lettability is higher than in purely summer destinations.
How much property transfer tax will I have to pay if I want to buy a house in Marbella? Anyone wishing to buy a house in Marbella pays tax in accordance with Andalusian law, which, since the tax reform, offers one of the most buyer-friendly regimes in Spain: the ITP is a flat rate of 7 % (calculated on the higher of the purchase price or the cadastral value); the buyer is only liable for AJD in the case of new-build properties.
Furthermore, the real advantage lies in the wealth tax: Andalusia grants a bonificación (rate discount) of 100 %, meaning that the wealth tax is effectively zero — a strong selling point for affluent buyers on the Costa del Sol.
ITP remains the largest single item; overall, purchase costs account for around 9 to 10 %. Marbella and Estepona make up the premium segment, and Málaga Airport is around 40 minutes away.
Important information regarding financing: The bank finances the purchase price, but not the 7 % ITP or other purchase costs — these must be covered by your own funds, in addition to your own contribution. As at 07/2026.
Of the 30+ institutions on the market, one underwrites the developer instalments during the construction period and two underwrite loans against unencumbered existing property (Perini Market Check, as at 8 October 2026).
Costa del Sol property: which premium locations and tax advantages count?
Premium locations are the Golden Mile, Puerto Banús and Sierra Blanca. Andalusia has a 7% flat ITP and has effectively reduced wealth tax to zero since 2022, and Spanish banks lend non-residents up to 70% LTV.
- Golden Mile, Puerto Banús, Sierra Blanca: The Golden Mile (Milla de Oro) — exclusive beachfront villas between Marbella and Puerto Banús. Puerto Banús — yacht-harbour glamour. Sierra Blanca — hillside villas with sea views. Price per square metre: €6,000–15,000.
- Growth areas: Estepona — cheaper than Marbella, fast-growing, a new marina. Benahavís — an exclusive mountain village, golf settings. Mijas — an affordable family location, well connected.
- A booming capital: The city of Málaga is one of the fastest-growing cities in Spain. Boutique hotels, the Picasso Museum, a gentrified old town. Young, international tenants. Lettable year-round.
- 7% ITP — the lowest on the mainland coast (Tax advantage ITP): Andalusia has a 7% flat ITP — cheaper than the Balearics (8–13% staggered) or Catalonia (10–13% staggered); only Madrid, at 6%, is lower. On a €500,000 purchase price: roughly €6,000 saved versus Mallorca.
- Andalusia effectively zero (Wealth tax): Since 2022 Andalusia has effectively reduced wealth tax to zero. That makes Andalusia the most attractive region for premium buyers in Spain — even with assets from €5m, no wealth tax is due.
- Up to 70% LTV (Loan-to-value): Spanish banks: 70% LTV for non-residents. For premium properties (from €500,000), private banks come into play, usually at a lower loan-to-value. Term up to 25 years, all three models (fixed, variable, mixto).
What do two example cases from Marbella show?
Two typical Costa del Sol scenarios between Marbella and Estepona — as guidance for your own plan.
Calculate your costs quickly: Pre-filled with typical values for this region — just adjust the figures and the calculation updates instantly; the region and tax rate are already set.
Full analysis by email: Everything that the calculator on the page does not show: equity requirement including purchase costs, all purchase costs listed individually, total interest and total costs — and, based on your income, how much you can afford under the 35 % rule. We work with 15–20 out of over 30 banks and will make enquiries with at least 2 of them regarding your situation; we’ll discuss which ones are suitable during our conversation.
What is in the full evaluation by email?
Everything the calculator does not show on the page: equity needed including purchase costs, every cost item, total interest and total cost — and, with your income, how much you can afford under the 35 % rule.
We approach at least 2 of the 15–20 banks we work with for your case (31 in Spain, 14 in Portugal); which ones fit, we discuss in person.
Marbella calculation example: how does capital raised in Germany close the equity gap?
Calculation example: Marbella – a villa in Sierra Blanca for €4,000,000 plus €480,000 in purchase costs. The Spanish bank finances 70 %; the remaining €1,680,000 comes from raising capital against the fully paid-off house in Germany (60 % of its market value) — not a single euro from the investment portfolio.
A model calculation, not a real case report — the assumptions and cross-checks are set out in full on the structure page.
Marbella: the predictable component and the unpredictable remainder: In Andalusia, the ITP is a flat rate of 7 %, regardless of the purchase price. In Marbella, this is a real advantage over regions with a sliding-scale system, as there is no additional progressive effect in the higher price bracket.
This means that the tax can be planned for — but not the rest. In the case of high-value properties, the valuation more often falls significantly below the purchase price, because it is based on comparable sales and a tight market does not reflect short-term price spikes.
As the loan-to-value ratio depends on the lower of the two figures, this is precisely where the gap arises. It can be determined in advance: anyone who initiates the valuation before price negotiations can negotiate on the basis of a figure rather than an expectation.
Mallorca: The most popular destination for Germans in Spain.
Valencia & Costa Azahar: Third-largest market for foreign buyers.
Procedure and sequence: Why the condición suspensiva is the lever.
How can you use a property in Marbella as a source of capital?
Marbella belongs to Andalusia. The Andalusian relief applies without a cap, including at the top end of the market. A paid-off property in Marbella does not have to be sold to free up capital — it can be mortgaged instead.
Inheritance tax, Andalusia: 99% relief, with no cap, since 11.04.2019 — groups I and II, meaning parents, children and spouses (art. 33 bis Decreto Legislativo 1/2018, added by Decreto-ley 1/2019).
For inheritance, the rules of the autonomous community holding the highest value of the Spanish estate apply. With a single Spanish property that is simply its region. The relief must be claimed within the filing deadline — miss it and it becomes contentious.
How far a Spanish bank will go on an unencumbered property, what changes with the owner's age, and what the released money may be used for is set out in full under releasing capital from a Spanish property.
A gift of the released money to a child is taxed in Germany, not in Spain — see inheritance and gift tax in Spain. Scope: inheritance tax, groups I and II (parents, children, spouses). Regional tax law changes regularly.
What was actually paid in this area. Portal prices are what sellers ask. What was recorded at the notary is published by the Spanish notaries themselves: the Portal Estadístico del Notariado — free, no registration, and searchable down to postcode level.
In the first quarter of 2026 the prices paid ran 29 per cent below asking prices, the widest gap since 2007. For a mortgage that is the figure that counts: the bank's valuer works from completed sales, not from listings. → Portal Estadístico del Notariado · What that means for your financing · Where the numbers come from
Case reports Costa del Sol: Anonymised examples of how buyers financed their property on the Costa del Sol.
Mallorca — mortgage for non-residents: Financing in the region.
Valencia & Costa Azahar — mortgage for non-residents: Financing in the region.
Villa · €2,500,000
| Item | Amount |
|---|---|
| Equity | €1,250,000 (50%) |
| Mortgage | €1,250,000 (50%) |
| Purchase costs (~10%) | ~€250,000 (ITP 7% Andalusia) |
| Loan-to-value | 50% LTV (premium, conservative) |
| Example payment (20 yrs, 2.4%) | ~€6,565/month |
| Bank type | Private bank · Marbella branch |
Model calculations without guarantee. Not binding offers. Terms vary depending on credit profile, property and bank. No tax or legal advice.
Frequently asked questions
Why is Andalusia so attractive for tax?
A double advantage: ITP just 7% (vs. 8% Balearics, 10% Catalonia) and wealth tax effectively zero (since 2022). That makes Andalusia by far the cheapest premium region in Spain.
Which bank finances in Marbella?
We approach at least 2 of 15–20 institutions per case; several major Spanish banks run good non-resident departments. For premium purchases (from €500,000) international private banks also come into play. Which one fits your case is settled in conversation.
What is year-round lettability like on the Costa del Sol?
Mild — winters rarely below 12 °C. Winter guests (Scandinavians, Britons) complement the summer market. Effective lettability is higher than at pure summer destinations such as the Costa Brava.
Is Marbella worth it despite the high prices?
Those seeking a premium location and tax optimisation will find the best overall package in Europe in Marbella. Those seeking pure yield: the Costa del Sol hinterland (Mijas, Coín) or the city of Málaga offer better gross figures.
What purchase costs apply in Andalusia?
ITP 7% (flat) + notary 0.5–1% + land registry 0.5% + lawyer 1% + NIE = approx. 9–10% in total. Cheaper than Mallorca or the Costa Brava.
Request a mortgage
Planning a purchase in Marbella or on the Costa del Sol? A free initial consultation in English — also German, French, Spanish, Russian. We review your situation and find the right bank in Spain.
This is not tax advice.
Related pages
Region
Málaga City — Mortgages for non-residents
Its own page, the same tax framework, a different market.
Calculator
Mortgage calculator
Monthly payment, loan and purchase costs by region straight away; total cost and equity needed by email.
Content by Siegfried Perini — local brand representative since 2019, active in real estate since 1992, entered in the German intermediary register (§ 11a GewO) as a person directly involved in brokerage and advice. Point of contact for German-speaking buyers in Spain and Portugal. Brokerage by Olga Nikushkina, mortgage credit intermediary under § 34i German Trade Regulation (GewO); in Portugal through a locally licensed intermediary.