June 9, 2026

Buying Property in Alicante: A Guide for UK and US Buyers (2026)

Last updated: [PUBLISH DATE]

Alicante is the single most popular destination in Spain for British property buyers, and the second most popular for Americans. We see this directly in the Upscore mortgage application data: 34% of our British applicants and 15% of our American applicants are targeting Alicante. That makes it the highest-volume region in our Spanish pipeline by some distance — 22% of all Spain applicants.

This guide is built from two sources. First, public market data on the Alicante and Costa Blanca property market. Second, what we see in our own broker pipeline: which banks lend, what LTVs they offer, how long the process really takes, and where applicants get stuck.

If you’d rather check your own eligibility before reading further, our Finance Passport gives a non-binding pre-approval in about 20 minutes.

Key takeaways

• Alicante is the top Spanish region for British buyers (34% of UK applicants in our pipeline) and second for Americans (15%). It accounts for 22% of all our Spain applicants.
• Volume is not the same as conversion. Madrid converts highest in our data (6.67%), Málaga second (3.30%), Alicante fifth (2.23%). High British concentration does not mean an easier purchase.
• Non-resident mortgages in Spain are typically capped at 60–70% loan-to-value. Our signed Spanish deals close at a median requested LTV of 70% (US clients) / 69% (UK clients).
• Median timeline from broker engagement to signed mortgage offer: 4.7 months across the whole pipeline. Sabadell processes fastest (4.3 months), UCI the slowest (8 months).
• Total costs on top of the property price in the Valencian Community are 10–14% (regional transfer tax, notary, legal, bank fees).
• A draft bill proposing a 100% tax on non-EU buyers of Spanish property was announced in January 2025. It has not been passed into law and remains stalled in Congress without the political support needed to advance.

1. Why so many British and American buyers choose Alicante

The British presence in Alicante is not a recent phenomenon. Coastal towns like Torrevieja, Orihuela Costa, and Jávea have been British settlement areas for decades, supported by direct flights from regional UK airports into Alicante–Elche (ALC) and Murcia–Corvera. The American share is smaller in absolute terms but growing — for US buyers, Alicante is typically a value alternative to Málaga and Marbella, which have become more expensive.

In our Upscore CRM data (n=704 British applicants, n=353 American applicants, validated April 2026):

• British buyers: Alicante is the #1 Spanish destination (34%), well ahead of Málaga (14%) and Murcia (12%).
• American buyers: Málaga is #1 (19%), Alicante #2 (15%), Barcelona #3 (14%), Madrid #4 (12%).

What pulls foreign buyers to Alicante specifically:

• A property price floor that is meaningfully lower than Costa del Sol or Barcelona. Property in coastal Alicante is roughly half the price per square metre of equivalent property in Marbella (see Idealista’s Alicante price index for current numbers).
• A climate broadly equivalent to the Costa del Sol but with less seasonality in property prices.
• English-speaking professional services well-established (lawyers, real estate agents, banks with dedicated non-resident teams).
• Direct flight routes from secondary UK airports (Liverpool, Newcastle, Manchester, Bristol) that don’t exist for Málaga or Valencia.

Volume is not the same as conversion

We track conversion rates by region in our CRM. Alicante has the largest applicant base in Spain but a below-average signed rate:

Source: Upscore CRM, April 2026 (regions with n≥50 applicants).

Why does Alicante convert below average despite the volume? Two main reasons we see in the pipeline:

• A higher share of speculative applicants (“I’m thinking about Spain”) versus committed buyers (“I’ve found a property”). Buyers in Madrid or Málaga tend to arrive in our pipeline closer to a specific transaction.
• A higher share of lower-income retiree applicants who hit affordability ceilings on the LTV the bank is willing to offer.

The practical implication: if you’re targeting Alicante, you’ll have more competition for the same agents and the same bank desks than you would in Murcia or Valencia. Lining up your mortgage before you start viewings is more important here than in the lower-volume regions.

2. Where in Alicante people actually buy

The province of Alicante is large and varied. Most foreign buying activity concentrates in three sub-zones:

Costa Blanca North (Dénia, Jávea, Calpe, Altea, Moraira)

The premium end of the Costa Blanca. Detached villas and townhouses dominate. Property tends to be older than Costa Blanca South and more idiosyncratic in build quality (rural Mediterranean rather than new-build estate). British buyer base is long-established, particularly in Jávea and Moraira.

Typical price band for a 3-bed detached property near the coast: see Idealista’s Costa Blanca North index [VALIDAR with current Idealista data at publish date]. The INE provincial transaction data (https://www.ine.es/jaxiT3/Tabla.htm?t=6149) gives a Valencia province-level baseline that’s useful as a reality check.

Costa Blanca South (Torrevieja, Orihuela Costa, Guardamar, La Marina)

The volume zone. Lower price points, large new-build inventory aimed at foreign buyers, dense British and Belgian/Scandinavian communities. Apartments and townhouses on managed urbanisations make up most of the inventory.

This is where the largest share of British purchases in the province happen, and where new-build off-plan is most common.

Alicante city and inland (Elche, Villajoyosa)

Alicante city itself is meaningfully cheaper than the coastal towns. Inland Alicante province (Elche, the second-largest city in the Valencian Community) is cheaper still. These zones attract a different buyer profile: working remote employees, smaller-budget retirees, and Spanish nationals.

For current per-square-metre prices by zone, the best public source is the Ministry of Transport’s housing transaction database (Spanish only) or Idealista’s monthly indices. We don’t quote specific prices here because the market moves and these guides go stale.

3. Mortgage options for foreign buyers in Alicante

Three banks close the large majority of our Spanish deals: Sabadell, CaixaBank, and UCI. The mix across all our signed Spanish deals:

Source: Upscore CRM signed deals, April 2026 (n=35 signed Spain).

The pattern is similar but not identical when we split by buyer nationality. Among American clients who closed a Spanish mortgage, the deals are roughly balanced between Spanish banks (Sabadell, CaixaBank, UCI) and our Portuguese lending partners — many American buyers end up with a non-Spanish lender even when buying in Spain. Among British clients, Sabadell and CaixaBank dominate.

What the LTV math actually looks like

Non-resident mortgages in Spain are typically offered at 60–70% loan-to-value. The headline cap most banks publish is 70%, but in practice it’s common to see 60–65% offered, particularly to applicants without a long European banking history.

Our signed clients ended up at a median requested LTV of 70% (US) or 69% (UK). Note these are requested LTVs — what the bank ultimately offered may have been lower. The applicants who signed were, on average, asking for 8–9 percentage points less LTV than the unsigned applicants in our pipeline. Asking for less leverage correlates strongly with closing.

The deposit math on a €200,000 property at 70% LTV:

• Mortgage: €140,000
• Deposit: €60,000
• Costs (10–14%): €20,000–28,000
• Total cash required at closing: €80,000–88,000

If you’re more comfortable thinking in pounds, that’s roughly £69,000–76,000 at current rates. In dollars, roughly $87,000–96,000.

For a more detailed view of the bank-by-bank picture, see our guides on Spanish mortgages for UK buyers and Spanish mortgages for US citizens.

Rates: fixed vs variable

Most non-resident mortgages in Spain are offered as fixed-rate over 20-year terms. Variable rates exist (typically Euribor + a spread) but for non-residents the fixed product is more commonly approved because it removes one underwriting variable. Current fixed rates for non-residents are in the 3.5–4.5% band depending on the bank and applicant profile [VALIDAR rate band at publish date — Euribor-driven, moves quarterly].

4. The real costs on top of the price

The Valencian Community (which includes Alicante province) uses the following tax structure for property purchases:

Resale property (existing home, sold for the second or subsequent time):

• Transfer tax (Impuesto de Transmisiones Patrimoniales, ITP): 10% in the Valencian Community
• Notary: 0.5–1%
• Land Registry (Registro de la Propiedad): 0.3–0.5%
• Legal fees (recommended for non-resident buyers): 1–1.5%
• Bank fees + valuation: 0.5–1.5%

New build (first sale from a developer):

• VAT (IVA): 10%
• Stamp duty (AJD): 1.5%
• Plus notary, registry, legal, bank fees as above

Total cost band: 10–14% on top of the property price. New-build purchases tend to sit slightly higher than resales because of the AJD on top of VAT.

Worked example, resale apartment at €200,000:

You should budget for the upper end of the band rather than the lower. Bank valuations sometimes come in below the agreed price, which can shift either the LTV or the deposit requirement at the last minute.

5. Timeline: what to expect

The median timeline across all our signed Spanish mortgages is 4.7 months from initial broker engagement to signed mortgage offer (143 days median, n=35). The bank you end up with matters:

Source: Upscore CRM signed deals, April 2026.

If you have a hard window (a property reservation contract that expires, a relocation date that can’t slip), the difference between a 4-month and an 8-month timeline is meaningful. Sabadell and CaixaBank are both faster than UCI, but UCI is a more flexible underwriter for clients who don’t fit the standard Spanish-bank checklist.

The “found property” effect

The single strongest predictor of closing in our data is whether the applicant has already identified a specific property. Across our profiled applicants (n=2,651):

• “I have found a property I wish to purchase”: 1.64% signed rate
• “I am looking at properties now”: 0.28%
• “I want to find out my mortgage options before looking”: 0.14%

That’s a 12x conversion rate for buyers who arrive at the broker with a specific property in hand versus those still exploring. The practical implication is not “don’t talk to a broker until you’ve found something” — pre-approval makes the offer more credible and is increasingly demanded by Costa Blanca sellers. The implication is “don’t expect the timeline to start running until you have a specific property under offer or reserved.”

The joint-application effect

Across our profiled applicants, those buying jointly (typically with a spouse or partner) close at 3.49%, versus 1.48% for solo buyers — a 2.4x uplift. The mechanic is straightforward: a second applicant adds income, often reduces DTI, and adds underwriting comfort to the bank. If you’re a British couple considering buying in Alicante, applying jointly from the start is usually stronger than applying solo and adding the partner later.

6. Tax and regulatory landscape

What exists today

• IRNR (Impuesto sobre la Renta de no Residentes): annual non-resident income tax, charged on the deemed rental value (around 1.1% of cadastral value, taxed at 24% for non-EU residents).
• IBI (Impuesto sobre Bienes Inmuebles): annual municipal property tax, varies by town (0.4–1.1% of cadastral value, which is usually well below market price).
• Plusvalía municipal: capital gains tax at the municipal level, paid by the seller on sale (relevant if you later sell).

For UK buyers, the post-Brexit Schengen rule means second-home owners can spend a maximum of 90 days in any rolling 180-day period in Spain (and across the Schengen Area collectively) without a long-stay visa. Owning a property does not grant any extension to this limit. The non-lucrative visa is the most common route for British buyers planning to spend more than 90 days at a time.

For US buyers, US citizens are required to report foreign bank accounts with combined balances over $10,000 (FBAR) and may owe US tax on Spanish rental income. The US–Spain double tax treaty prevents double taxation in most cases but does not exempt the reporting obligation.

For UK buyers planning to keep tax-residence in the UK while owning property in Spain, capital gains on a later sale will need to be considered against UK CGT rules. See our guide on UK capital gains tax on overseas property.

The proposed 100% tax on non-EU buyers

In January 2025 the Spanish government announced a draft proposal for a 100% transfer tax on property purchases by non-EU residents. The policy framing was housing affordability — the idea being to discourage second-home buying by non-EU buyers (which is largely British, post-Brexit) in regions experiencing rapid price appreciation.

The proposal has not advanced. It remains stalled in the Congreso de los Diputados without the political support needed to pass into law. Among Spanish property lawyers, the consensus is that a 100% rate is unlikely to advance in its proposed form. We’ll update this section if the legislative position changes. For ongoing tracking, the Congreso de los Diputados bill tracker is the authoritative source.

[VALIDAR status of bill at publish date.]

7. Common pitfalls specific to Alicante

Off-plan new builds

A meaningful share of new-build inventory in Costa Blanca South is sold off-plan. Spanish law (Ley 57/68, updated by Ley 20/2015) requires developers to provide bank guarantees on stage payments — make sure these are in place before transferring any reservation funds. Completion delays of 6–12 months are not unusual.

Coastal property and Ley de Costas

Spanish coastal law (Ley de Costas) restricts construction within 100 metres of the high-tide mark and imposes restrictions up to 500 metres in some classifications. Some older properties along the Costa Blanca were built before the 1988 law took effect and have ambiguous legal status. Always verify the property’s exact distance from the coastal line and any easements in the Land Registry record before reserving.

Rural property and cadastral mismatches

Inland Alicante (and to a lesser extent the coastal areas) has frequent mismatches between the property’s actual built area and what’s registered in the cadastre. Illegal extensions are common. A property survey by an independent architect (not the seller’s) is the standard way to catch this before completion.

Community fees (gastos de comunidad)

Urbanisations in Costa Blanca South often have shared pools, gardens, lifts, security. Community fees can run €500–€3,000+ per year depending on the urbanisation. These are not always clearly disclosed in listings and can materially change the carrying cost of a property.

8. Step-by-step buying process for foreign buyers

This is the standard sequence. Steps 1–3 can happen in parallel; steps 4–8 are sequential.

• NIE application (Número de Identidad de Extranjero). Required for any property transaction in Spain. Apply at the Spanish consulate in your home country (typically 4–8 weeks) or in person in Spain at a police station with international affairs office.
• Spanish bank account. Most lenders require this. Sabadell, CaixaBank, Bankinter, and BBVA all offer non-resident accounts; many can be opened remotely.
• Mortgage pre-approval. Run our Finance Passport before viewings. Sellers in coastal Alicante increasingly ask for proof of funding before accepting offers.
• Property search and reservation. Typical reservation contract is €3,000–€6,000 with a 30-day exclusivity for the buyer to complete due diligence.
• Survey and legal due diligence. Independent surveyor (architect) checks the property; lawyer checks the title at the Land Registry, debts on the property, planning compliance.
• Formal mortgage application. Bank conducts its own valuation (tasación) and final underwriting. The valuation comes back at the bank’s number, which may differ from the agreed price.
• Notary signing (escritura pública). All parties (buyer, seller, bank representative, notary) sign in person or via legally appointed proxy. Funds transfer happens here.
• Land Registry registration. Lawyer registers the deed with the local Registro de la Propiedad. Full title transfer is complete on registration.

9. Frequently asked questions

Can British people still buy property in Spain after Brexit?

Yes. Brexit changed Britain’s residency status, not the right to buy property. British buyers can purchase any property in Spain on the same terms as other non-EU buyers. The key changes are in tax status (non-EU rate of 24% IRNR vs 19% for EU residents) and in stay length (90/180 Schengen rule, no automatic right to live in Spain just because you own there).

Can US citizens get a mortgage in Spain for a property in Alicante?

Yes. Several Spanish banks (notably Sabadell and CaixaBank) lend to non-resident US buyers, typically at 60–70% LTV. The trade-off versus a UK applicant is usually a slightly lower LTV cap and more documentation requirements. In our pipeline, US clients often close with Portuguese lending partners on Spanish property, particularly when the Spanish banks have appetite constraints.

How much deposit do I need for a property in Alicante?

At 70% LTV, you need 30% deposit plus 10–14% in costs. On a €200,000 property that’s €60,000 deposit plus €20–28,000 in costs — total cash of €80,000–88,000. At 60% LTV (more conservative banks) the deposit grows to 40%, total cash €100,000–108,000.

What is the interest rate for a non-resident mortgage in Spain?

As of early 2026, fixed-rate non-resident mortgages over 20-year terms typically sit in the 3.5–4.5% range, depending on bank, term, and applicant profile. Variable rates (Euribor + spread) exist but are less common for non-residents. [VALIDAR rate band at publish date.]

Is property in Alicante cheaper than the UK?

For coastal Alicante, yes — usually significantly so. A 2-bed apartment near the Costa Blanca coast typically prices below the equivalent in any UK coastal town, and substantially below Greater London. For inland Alicante and Alicante city itself, the gap is larger. Cross-check current prices using Idealista’s Alicante province index.

How long can I stay in Spain if I own a property there?

Owning a property does not change your visa rights. British buyers (post-Brexit, non-EU) are limited to 90 days in any 180-day period across the Schengen Area without a long-stay visa. For longer stays, the non-lucrative visa is the most common route for retirees and the digital nomad visa for remote workers.

What is the proposed 100% tax on non-EU buyers?

A January 2025 government proposal to apply a 100% transfer tax to property purchases by non-EU residents in Spain, framed as a housing affordability measure. It has not been passed into law and remains stalled in Congress without the political support needed to advance. We update this section if the legislative position changes.

Where do most British buyers settle in Alicante?

The largest British concentrations are in Torrevieja, Orihuela Costa, Jávea, and Moraira. Torrevieja and Orihuela Costa skew younger and lower-budget; Jávea and Moraira skew older and higher-budget. Calpe, Altea, and Dénia have meaningful British populations but are more mixed-European.

Next steps

If you’re ready to look at numbers for your specific situation — what banks would lend you, at what LTV, with what monthly payment — start with our Finance Passport. It takes around 20 minutes and gives you a non-binding pre-approval you can show to sellers and agents.

For broader Spain context (not just Alicante), see our Spain mortgage hub and the dedicated guides for UK buyers and US citizens.

All applicant statistics in this guide are from the Upscore CRM, validated April 2026, n=2,651 profiled applicants and n=54 signed mortgages. We update the canonical figures quarterly.

Buying Property in Málaga and the Costa del Sol: A Guide for International Buyers (2026)

Last updated: [PUBLISH DATE]

Málaga and the Costa del Sol form the single most popular destination in Spain for American property buyers, and the second most popular for British buyers. In our Upscore broker pipeline, 19% of US applicants and 14% of UK applicants are targeting this region. It’s also the highest-converting Spanish region in our data, with a signed-mortgage rate of 3.30% — well above the Spain average.

This guide is built from two sources. First, public market data on the Málaga and Costa del Sol property market. Second, what we see in our own broker pipeline: which banks lend, what LTVs they actually offer, how long the process takes, and where the friction shows up.

If you’d prefer to check your own eligibility first, our Finance Passport gives a non-binding pre-approval in around 20 minutes.

Key takeaways

• Málaga and the Costa del Sol are the #1 Spanish destination for American buyers (19%) and #2 for British buyers (14%) in our pipeline. The region has the highest publishable signed-mortgage conversion rate of any Spanish region in our CRM (3.30%, n=212 applicants).
• The “Costa del Sol” search term is dominated by Marbella — search demand for Marbella alone is meaningfully higher than for Málaga city itself, in both UK and US markets.
• Non-resident mortgages in Spain are typically capped at 60–70% LTV. Our American signed clients frequently close with Portuguese lending partners on Spanish property, particularly when Spanish banks have appetite constraints.
• Total costs on top of the property price in Andalucía are 9–13%, lower than the Valencian Community (Alicante) because Andalucía’s ITP transfer tax is 7% versus 10%.
• Andalucía abolished its Patrimonio wealth tax (100% bonificación) in 2022. For higher-net-worth buyers, this is the main fiscal differentiator versus Catalonia or Madrid.
• A draft bill proposing a 100% tax on non-EU property buyers was announced in January 2025. It has not been passed into law and remains stalled in Congress without political support to advance. The Junta de Andalucía has publicly opposed it.

1. Why Málaga and the Costa del Sol dominate

The Costa del Sol has been a destination for foreign buyers since the 1960s. What’s changed in the last decade is the composition: a growing American share alongside the long-established British base, and a higher concentration of remote-worker buyers in Málaga city itself.

In our Upscore CRM data (n=2,651 profiled applicants, validated April 2026):

• American buyers: Málaga is #1 (19% of US applicants), ahead of Alicante (15%), Barcelona (14%), and Madrid (12%).
• British buyers: Málaga is #2 (14%), behind Alicante (34%) and ahead of Murcia (12%).

What’s making the Costa del Sol grow faster for Americans than for the British in recent years:

• Direct flights from US East Coast hubs into Málaga–Costa del Sol airport (AGP). Delta operates JFK–AGP seasonally; United operates Newark–AGP. No equivalent service into Alicante or Valencia.
• An established English-language professional services ecosystem (lawyers, real estate, banks with US-resident desks) that’s denser than in any other Spanish coastal region.
• Andalucía’s wealth tax exemption (Patrimonio bonificación 100% since 2022) materially affects the after-tax position of buyers with seven-figure asset bases.
• Marbella and surrounding municipalities have an inventory of premium properties at €1M+ that simply doesn’t exist at scale in Alicante or Valencia.

Conversion rates: highest in Spain

Source: Upscore CRM, April 2026 (regions with n≥50 applicants).

Madrid converts higher in our pipeline (6.67%) but is structurally a much smaller pool (60 applicants). Málaga is the highest-converting region with meaningful volume.

The above-average conversion in Málaga reflects two patterns we see in the pipeline: a higher share of pre-qualified buyers (often already remote-working in Spain or with prior Spain experience), and a stronger fit with the banks that lend most easily to non-residents (Sabadell and CaixaBank both have established Costa del Sol desks).

2. Sub-zones: where international buyers actually buy

“Costa del Sol” covers about 150 kilometres of coastline. The areas worth understanding individually:

Málaga city

The urban centre of the province. Cheaper per square metre than Marbella or Estepona, with a different buyer profile — younger, more remote-worker oriented, and a growing American share. The city has invested heavily in cultural infrastructure over the last decade (Centre Pompidou, expanded museum quarter, redeveloped port).

The most relevant recent change for property buyers is the municipal moratorium on new short-term rental (vivienda con fines turísticos) licenses in the city centre, which restricts the ability to buy a flat as a rental investment. [VALIDAR exact current status of moratorium at publish date — Málaga municipality has been adjusting the policy quarterly.]

Marbella and Puerto Banús

The premium tier of the Costa del Sol and, by some distance, the most expensive part of the Spanish Mediterranean coast outside the Balearics. Detached villas, gated urbanisations (Sierra Blanca, La Zagaleta, Nueva Andalucía), apartment complexes in Puerto Banús. Entry-level for the more sought-after zones starts around €700K, with the premium tier running €2M+.

Marbella has the densest US population on the Spanish Mediterranean coast, the most established English-speaking professional services, and the highest concentration of broker activity. It also has the highest community fee profile (often €5K–€15K/year on luxury urbanisations).

Estepona, San Pedro, Nueva Andalucía

Mid-tier zone. Estepona is the fastest-growing town in the province for new construction. San Pedro and Nueva Andalucía sit between Estepona and Marbella geographically and price-wise (€300K–€700K typical range).

Fuengirola, Benalmádena, Torremolinos

The volume zone for the Costa del Sol. Lower price points (€150K–€400K typical), denser apartment inventory, mixed European populations (heavy British and Scandinavian concentrations). Fuengirola in particular has direct commuter rail to Málaga city (Cercanías C-1), which makes it the most accessible coastal town for buyers who work in Málaga.

Mijas, Calahonda, Riviera del Sol

Inland and coastal Mijas. Established expat zone, mature urbanisations, predominantly retired or semi-retired British and Scandinavian populations. Lower volumes of new build, more resale inventory.

For current per-square-metre prices by sub-zone, the best public sources are Idealista’s Costa del Sol price index and the INE Spain housing transaction database. We don’t quote specific numbers here because the market moves and guides go stale.

3. Mortgage options for international buyers

Three banks close the large majority of our Spanish signed deals: Sabadell, CaixaBank, and UCI.

Source: Upscore CRM signed deals, April 2026 (n=35 signed Spain).

When we look at the bank-mix specifically by buyer nationality, an interesting pattern emerges among American clients. Across Upscore’s American closings, completed deals are roughly balanced between Spanish banks (Sabadell, CaixaBank, UCI) and Portuguese lending partners. A meaningful share of US buyers purchasing in Spain end up financing through Portugal-based lenders that lend across the Iberian peninsula, particularly when Spanish banks have appetite constraints on US applicants.

For British clients the pattern is closer to the headline: Sabadell and CaixaBank dominate the closings, with UCI as the secondary option for clients who don’t fit the standard Spanish-bank checklist.

The LTV math at typical Costa del Sol price points

Non-resident mortgages are typically 60–70% LTV. Our signed clients ended up at a median requested LTV of 70% (US) / 69% (UK) — meaningfully lower than the unsigned applicants in our pipeline (78% requested median for both nationalities). Asking for less leverage correlates strongly with closing.

Deposit math at three Costa del Sol price tiers:

€250K Fuengirola apartment (resale):

• Mortgage 70% LTV: €175,000
• Deposit: €75,000
• Costs (9–13%): €22,500–32,500
• Total cash: €97,500–107,500

€450K Estepona townhouse (resale):

• Mortgage 70% LTV: €315,000
• Deposit: €135,000
• Costs (9–13%): €40,500–58,500
• Total cash: €175,500–193,500

€900K Marbella villa (resale):

• Mortgage 70% LTV: €630,000
• Deposit: €270,000
• Costs (9–13%): €81,000–117,000
• Total cash: €351,000–387,000

For premium-tier properties (€1.5M+), banks often offer below their headline LTV cap. Asset-backed lending (where the bank takes additional security against investment portfolios held with their wealth-management arm) is more available in Marbella than elsewhere in Spain.

For bank-by-bank detail, see our guides on Spanish mortgages for US citizens and Spanish mortgages for UK buyers.

4. Costs on top of the price (Andalucía-specific)

Andalucía’s tax regime is materially different from the Valencian Community (Alicante) or Catalonia (Barcelona). Two differences matter for buyers:

Lower ITP transfer tax. Andalucía charges 7% ITP on resale property purchases, against 10% in the Valencian Community and 10% in Catalonia. On a €350K property that’s a €10,500 saving versus Alicante.

No Patrimonio wealth tax. Andalucía applies a 100% bonificación to the regional Patrimonio (wealth tax). For higher-net-worth buyers establishing residency in Andalucía, this can be meaningful — the headline national rates start at 0.2% above €700K and rise progressively. Note: this exemption is automatic for residents of Andalucía; non-residents owning property here are not directly affected by Patrimonio unless they later become tax-resident in the region.

The cost breakdown for a resale property purchase in Andalucía:

• ITP (transfer tax): 7%
• Notary: 0.5–1%
• Land Registry: 0.3–0.5%
• Legal fees (recommended): 1–1.5%
• Bank fees + valuation: 0.5–1.5%

Total: 9–13% on top of the property price.

For new builds (first sale from a developer):

• VAT (IVA): 10%
• Stamp duty (AJD): 1.2% in Andalucía
• Plus notary, registry, legal, bank fees

Worked example — €350K Marbella resale:

For a comparable €350K resale in Alicante (10% ITP) the same purchase would cost approximately €45,200 — a €10,500 difference driven entirely by the regional ITP rate.

5. Timeline

The median timeline across all Upscore Spanish signed mortgages is 4.7 months from initial broker engagement to signed mortgage offer (143 days median, n=35). By bank:

Source: Upscore CRM signed deals, April 2026.

For Costa del Sol specifically, Sabadell and CaixaBank are the two banks most actively lending — both have established non-resident desks in Málaga and Marbella. UCI is most relevant for clients who need a more flexible underwriter (atypical income, US-only credit history, complex asset structure).

The found-property effect

Applicants who have already identified a specific property close at 1.64% versus 0.14% for those still exploring mortgage options — a 12x conversion rate. The mechanical reason is that “found a specific property” puts you against a real timeline (vendor expectations, reservation contract expiration, valuation against an agreed price). Pre-approval before viewings is still valuable, but the timeline starts running when there’s a specific property under offer.

The joint-application effect

Joint applications close at 3.49% versus 1.48% for solo buyers — a 2.4x uplift. For US couples or partnerships considering Marbella properties at the €700K+ tier, joint application from the start is typically stronger than applying solo and adding a partner later in the underwriting.

6. US-specific considerations

The Costa del Sol is the #1 Spanish destination for our American clients, and the considerations that come up most often:

Mortgage approach. A meaningful share of our American clients buying in Spain end up financing through Portuguese lending partners rather than Spanish banks. Portuguese lenders are often more comfortable with US-only credit histories and US-source income, and several actively lend cross-border on Spanish property. The trade-off is typically a slightly higher rate, in exchange for a smoother underwriting process for the US applicant.

FATCA reporting. US citizens are required to report foreign bank accounts with combined balances over $10,000 (FBAR) and may owe US tax on Spanish rental income. The US-Spain tax treaty prevents double taxation in most cases but does not exempt the reporting requirement.

Why US credit scores don’t help. Spanish banks don’t have access to FICO or any other US credit scoring data. What they look at is your Spanish credit registry record (CIRBE for Spain residents, or none at all for non-residents) plus the documents you submit: bank statements, tax returns, employment letter, asset statements. Building a paper trail of bank statements in advance often helps more than worrying about credit score equivalency. See our guide on how Spanish credit scoring works for the full picture.

Tax-residency triggers. Spending 183 days per year in Spain or holding Spain as your centre of economic interests triggers Spanish tax residency. For US clients planning to spend long periods in their Costa del Sol property, this is the threshold to be aware of — Spanish tax residency means worldwide income reporting and IRPF on US-source income.

For the full US buyer playbook, see Buying property in Spain with a mortgage as a US citizen.

7. UK-specific considerations

For UK buyers, Málaga is the #2 destination behind Alicante. The Costa del Sol attracts a different British buyer profile from the Costa Blanca: typically older, higher-net-worth, more retirement-oriented, with more crossover into asset-backed lending.

Post-Brexit Schengen 90/180. UK buyers can spend a maximum of 90 days in any rolling 180-day period in Spain (and across the Schengen Area collectively) without a long-stay visa. Owning a property does not change this. The non-lucrative visa is the most common route for UK retirees planning to spend more than 90 days at a time.

Tax position. As non-EU residents, UK owners pay IRNR at 24% on deemed rental value (against the 19% rate that applied pre-Brexit). For higher-net-worth UK buyers, Andalucía’s Patrimonio bonificación is meaningful — Catalonia in particular charges Patrimonio on worldwide assets above €500K for residents, against zero in Andalucía.

Capital gains on later sale. UK tax residents owe UK CGT on the gain when selling Spanish property, with relief available for tax paid in Spain. See our guide on UK capital gains tax on overseas property.

Cost saving versus Alicante for UK buyers. The 7% ITP in Andalucía versus 10% in the Valencian Community is an upfront saving of approximately £8,800 on a €350,000 property at current exchange rates. For UK buyers comparing Alicante and Costa del Sol, this is a tangible tax difference.

8. The 100% non-EU tax proposal

In January 2025 the Spanish government announced a draft proposal for a 100% transfer tax on property purchases by non-EU residents. The framing was housing affordability — discouraging second-home buying by non-EU buyers in regions with rapid price appreciation. The Costa del Sol was explicitly cited as one of the target regions in the announcement.

The Junta de Andalucía (the regional government of Andalucía) has publicly opposed the proposal, arguing that the regional government holds competence over the ITP tax (which is regional, not national) and that the 100% rate would not be enforceable in Andalucía. The legal position is contested.

The national proposal has not advanced. It remains stalled in the Congreso de los Diputados without the political support needed to pass into law. The Congreso de los Diputados bill tracker is the authoritative source. We update this section if the legislative position changes.

[VALIDAR status at publish date.]

9. Pitfalls specific to the Costa del Sol

Off-plan new build. A meaningful share of new-build inventory in Estepona, Manilva, and the eastern Costa del Sol is sold off-plan. Spanish law (Ley 57/68, updated by Ley 20/2015) requires developers to provide bank guarantees on stage payments. Verify the guarantee is in place before transferring any reservation funds.

Touristic licence restrictions. Málaga city (and increasingly other Costa del Sol municipalities) has introduced restrictions on new short-term rental licenses in central neighbourhoods. If you’re buying with rental income in mind, verify the current municipal position before committing. The restrictions don’t affect resale or owner-occupied use, only the ability to operate the property as a short-term tourist rental. [VALIDAR specific moratorium status at publish.]

Coastal regulations. Spanish coastal law (Ley de Costas) restricts construction near the high-tide mark. Andalucía has its own overlay (Ley de Ordenación del Territorio) with additional restrictions. Some pre-1988 coastal properties have ambiguous legal status — verify the property’s exact legal position with a local lawyer before reserving.

Community fees. Luxury urbanisations in Marbella, Nueva Andalucía, and Sierra Blanca commonly carry community fees of €5,000–€15,000 per year (sometimes more for ultra-premium developments). These are often poorly disclosed in listings and can materially change the carrying cost of a property. Ask for two years of community fee accounts before reserving.

Cadastral mismatches in older inland properties. Inland Mijas, Estepona pueblo, and the older parts of Marbella have frequent mismatches between built area and registered area. An independent architect’s survey (not the seller’s) is the standard way to catch this before completion.

10. Step-by-step buying process

The standard sequence for foreign buyers:

• NIE application (Número de Identidad de Extranjero) — at the Spanish consulate in your home country or in person at a Spanish police station.
• Spanish bank account — most lenders require this. Sabadell, CaixaBank, Bankinter, and BBVA all offer non-resident accounts.
• Mortgage pre-approval — run our Finance Passport before viewings. Costa del Sol sellers (particularly in Marbella) commonly ask for proof of funding before accepting offers.
• Property search and reservation — typical reservation contract €6,000–€20,000 depending on price tier, with 30-day exclusivity for due diligence.
• Survey and legal due diligence — independent architect survey + lawyer due diligence on title, debts, planning compliance.
• Formal mortgage application — bank conducts its own valuation (tasación) and final underwriting.
• Notary signing (escritura pública) — all parties sign in person or via legal proxy; funds transfer at notary.
• Land Registry registration — lawyer registers the deed at the Registro de la Propiedad.

11. Frequently asked questions

Is Málaga a good place to buy property?

For our pipeline, yes — it has the highest publishable signed-mortgage conversion rate of any Spanish region (3.30%) and is the #1 destination for American applicants. The reasons that make it convert well (established services, direct US flight connectivity, Andalucía tax position, depth of bank presence) also make it a practical place to actually buy.

Is Marbella worth the price premium over the rest of the Costa del Sol?

It depends on what you’re optimising for. Marbella has the densest concentration of English-speaking services, the strongest premium-tier inventory, and the most active US community on the Spanish coast. It also has the highest community fees and the lowest yield if you’re buying as an investment. For lifestyle buyers at the €1M+ tier the premium often pays for itself; for buyers below €600K, Estepona, Nueva Andalucía, and the eastern Costa del Sol offer meaningfully better value per square metre.

Can US citizens get a mortgage in Spain for a Costa del Sol property?

Yes. Sabadell and CaixaBank both have established non-resident desks that lend to American buyers. Typical LTV is 60–70%. A meaningful share of our American clients also close with Portuguese lending partners that lend across the Iberian peninsula. For the full picture see Spanish mortgages for US citizens.

How much deposit do I need for a property in Málaga or Marbella?

At 70% LTV on a €350K Estepona property, that’s €105K deposit plus €31–46K in costs — total cash €136–151K. On a €900K Marbella villa, €270K deposit plus €81–117K in costs — total cash €351–387K.

What is the interest rate for a non-resident mortgage in Spain?

As of early 2026, fixed-rate non-resident mortgages over 20-year terms typically sit in the 3.5–4.5% range, depending on bank, term, and applicant profile. Variable rates exist (Euribor + spread) but are less common for non-residents. [VALIDAR rate band at publish date — Euribor-driven, moves quarterly.]

Are property prices rising on the Costa del Sol?

Marbella and the western Costa del Sol have outpaced the Spain average for several years. Eastern Costa del Sol (Málaga city eastward) has appreciated more in line with the Spain average. For current price data the best public source is the Idealista monthly index by municipality.

What is the new touristic licence restriction in Málaga?

Málaga city has introduced restrictions on new short-term rental (vivienda con fines turísticos) licenses in central neighbourhoods. The policy has been adjusting quarterly. If you’re buying with short-term rental income in mind, verify the current position with a local lawyer before committing. [VALIDAR exact current status at publish date.]

What is the proposed 100% non-EU buyer tax and does it apply on the Costa del Sol?

A January 2025 national-government proposal to apply a 100% transfer tax on property purchases by non-EU residents. It has not been passed into law and remains stalled in Congress without the political support needed to advance. The Junta de Andalucía has publicly opposed the proposal and argued that ITP is a regional tax, so the national rate would not apply in Andalucía. The legal position is contested.

Next steps

If you’re ready to look at numbers for your specific situation, start with our Finance Passport. It takes around 20 minutes and gives you a non-binding pre-approval you can show to sellers and agents.

For broader Spain context, see our Spain mortgage hub, the US buyer guide, and the UK buyer guide. If you’re comparing destinations within Spain, we also cover Alicante and Barcelona in separate guides.

All applicant statistics in this guide are from the Upscore CRM, validated April 2026, n=2,651 profiled applicants and n=54 signed mortgages. We update the canonical figures quarterly.