Question 1

How long does the buying process take, end to end?

Accepted Answer

From signed reservation to completion, a typical new-build purchase takes four to eight weeks, longer if mortgage financing is involved. The reservation deposit and NIE are the gating steps; everything else is paperwork choreography that we coordinate for you.

Question 2

What is the typical reservation deposit?

Accepted Answer

On Costa del Sol new builds the reservation deposit is usually €6,000–€30,000 — enough to take the unit off-market for 2–4 weeks while the contract is drafted. It is deductible against the purchase price and refundable if legal due diligence finds something material.

Question 3

Do I need a Spanish lawyer?

Accepted Answer

Strongly recommended, even for cash buyers. We coordinate an independent Spanish solicitor (abogado) to review the contract, verify the land-registry entry, and check for any charges on the title. The solicitor is separate from us and from the developer's lawyer.

Question 4

What is the role of Novera in the process?

Accepted Answer

We curate the shortlist, coordinate viewings, line up your Spanish solicitor and tax advisor, and stay involved through completion and post-purchase setup. We do not replace your solicitor — we make sure every step is sequenced and that no party is left waiting on another.

Question 5

What is the difference between ITP and IVA?

Accepted Answer

IVA (10% on new builds) is paid on properties bought directly from a developer. ITP (6–10% depending on autonomous community — Andalusia uses the lower bracket for resale) is paid on resales between private parties. New builds are typically slightly cheaper at headline price but carry IVA; resales are subject to ITP.

Question 6

What other one-off costs should I budget for?

Accepted Answer

Beyond the headline property price plan for AJD (Actos Jurídicos Documentados, around 1.5%), notary fees, land-registry inscription, and a one-off valuation if you are financing. Plan roughly 10–14% above the headline price for a new build, 8–12% for a resale.

Question 7

What Spanish taxes apply to a non-resident owner?

Accepted Answer

Every owner pays annual IBI (local property tax). Owners who rent file Modelo 210 for non-resident income tax on rental income (24% EU/EEA, 25% non-EU flat rate) and on the imputed rental value of the property. Owners who do not rent still file a Modelo 210 for the imputed rental value.

Question 8

What is the NIE?

Accepted Answer

The NIE (Número de Identidad de Extranjero) is Spain's foreign-identification number. It is required for any property purchase, opening a Spanish bank account, and signing a Spanish contract. It is not a residence permit — it is purely a tax-and-identity identifier.

Question 9

How do I apply for an NIE?

Accepted Answer

From Spain the application is made at a designated foreigners' office (extranjería) or a police station with the right paperwork. From abroad it goes through the Spanish consulate covering your residential address. Processing times vary — we help you choose the right route and pre-fill the paperwork before submission.

Question 10

How long is an NIE valid?

Accepted Answer

An NIE does not expire and is not renewed. It is yours for life. The supporting certificate (resolución) does have a validity — typically three months from issue for the original purpose and 90 days for use in additional Spanish procedures.

Question 11

Does buying property give me Spanish residency?

Accepted Answer

No. Buying is not a residency path. Spanish tax residency is established by spending 183+ days in Spain in a calendar year, or by having your centre of economic interests here. Many buyers use their property as a holiday base for years without becoming tax-resident.

Question 12

What is the Spain Golden Visa in 2026?

Accepted Answer

Spain's Golden Visa grants a renewable two-year residence permit to non-EU/EEA nationals making a qualifying investment — most commonly a €500,000+ real-estate investment free of mortgage. There is no minimum stay and family members can be included. The permit does not by itself create tax residency.

Question 13

Can I buy as a UK, Swedish, Norwegian or Danish national?

Accepted Answer

Yes. As non-EU/EEA nationals, UK, Swedish, Norwegian and Danish buyers can buy with no restriction, and (except for UK after Brexit thresholds) qualify for the Golden Visa if the €500,000 free-of-mortgage threshold is met. Specific tax positions differ — see the Sweden–Spain, Norway–Spain and Denmark–Spain double-tax-treaty material.

Question 14

Are there international schools on the Costa del Sol?

Accepted Answer

Yes — a deep network of British, American, German, Swedish and bilingual international schools anchored around Marbella, the Costa del Sol, and Málaga city. Most accept students from age 3, with strong options at primary and secondary level for English- and German-speaking families.

Question 15

Is the school year in Spain the same as at home?

Accepted Answer

Spanish schools follow a September–June academic year with three terms and a long summer holiday through most of August. British and international schools largely mirror the UK academic year. Catchment zones, distance and (for non-Spanish public schools) admissions timing should be checked early.

Question 16

What does international school cost on the Costa del Sol?

Accepted Answer

Tuition for international schools typically ranges from around €5,000 to €15,000 per year, depending on school and year group. Bus transport, uniform and lunch add roughly €1,500–€3,000. Most established schools are at or near capacity due to long expat-resident demand.

Question 17

Can non-residents use the Spanish public healthcare system?

Accepted Answer

Non-resident tourists and short-stay visitors can use public emergency care. For routine access, residents formally registered in a Spanish municipality (empadronado) and paying social-security contributions are covered. EU citizens in receipt of a state pension can register via the S1 / E121 form for full reciprocal cover.

Question 18

Do I need private health insurance?

Accepted Answer

Many buyers take out private health cover (€80–€250 per month) regardless of their public-system position, for shorter waiting times, English-speaking doctors, and access to the private hospitals in Marbella and Málaga. Private cover is also a Golden Visa admissibility requirement for the applicant and family.

Question 19

How do I register with a local GP?

Accepted Answer

Once you are empadronado at your Spanish address, register at the assigned Centro de Salud for a GP. We help with the paperwork — padron certificate, social-security number, and the relevant tarjeta sanitaria application — and introducing you to English-speaking GPs in your area.

Question 20

What is IBI?

Accepted Answer

IBI (Impuesto sobre Bienes Inmuebles) is the annual local property tax charged by each Spanish municipality. For Costa del Sol properties, IBI typically runs 0.6%–1.1% of the cadastral value per year — usually materially below the headline purchase price. It is payable annually through the local town hall.

Question 21

How much are community fees in a typical development?

Accepted Answer

Community fees (cuotas de comunidad) cover gardens, pools, security, lighting and shared utilities. New-build developments on the Costa del Sol typically run €200–€700 per month, more for developments with full amenity packages (gym, concierge, beach club) and full-service villa estates.

Question 22

What is the Modelo 210 filing?

Accepted Answer

Modelo 210 is the quarterly non-resident income-tax filing. Owners who rent file on rental income at 24% (EU/EEA) or 25% (non-EU) on gross rents. Owners who do not rent still file for the imputed rental value of the property at a lower base rate. A Spanish tax advisor should review the filing for the year.

Practical answers Costa del Sol buyers actually ask.

Process

Taxes

NIE

Residency

Schools

Healthcare

Year-on-year cost

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