Buying a new-build or off-plan property on the Costa del Sol can offer modern specifications, energy efficiency and a home selected before completion. It also involves decisions that differ from buying a resale property. The developer, planning position, payment schedule, guarantees and completion documents all need to be reviewed before funds are committed.

1. Define the property brief before comparing projects

Start with the intended use of the property: permanent home, holiday residence, relocation or investment. Then define the areas, budget, bedroom requirement, preferred completion date and non-negotiable features. A clear brief prevents attractive marketing material from distracting from practical requirements such as access, schools, walkability, rental restrictions or mortgage timing.

Compare the total expected purchase cost rather than only the advertised starting price. New-build prices can vary by floor, orientation, terrace, view, parking, storage and payment stage.

2. Use independent representation

The developer’s sales team represents the development. A buyer’s agent and independent lawyer should represent the buyer. Their roles include comparing alternatives, requesting current availability, reviewing reservation terms, checking documentation and keeping the purchase timetable coordinated.

New Builds by Daemi provides buyer-side project search alongside in-house legal due diligence, contract review and mortgage-search support. The buyer does not pay Daemi a buyer-side commission for this search service; the developer or seller pays the commission.

3. Check the legal and planning position

Before signing a private purchase contract or making a substantial staged payment, the lawyer should verify the identity and authority of the seller or developer, the registered ownership of the land, relevant charges and the project’s legal documentation. Spain’s Land Registry can provide information about ownership and encumbrances through a registry extract.

For a new development, the review may also include the building licence, approved project, developer and contractor information, insurance and guarantees, specifications, community arrangements and the legal treatment of parking or storage spaces.

4. Understand the reservation and payment schedule

A reservation document normally removes a selected property from the market for a limited period. It should identify the property, price, reservation amount, deadline, conditions and refund circumstances clearly. Do not assume every reservation fee is automatically refundable.

Off-plan purchases commonly involve staged payments during construction. The contract should explain when each payment becomes due, what evidence triggers it, what happens if either party is delayed and how buyer payments are protected. Your lawyer should review these provisions before signing.

5. Budget for taxes and transaction costs

The Spanish Government explains that the purchase of a new dwelling is subject to VAT at the rate in force at the time of purchase. Other taxes and transaction expenses may also apply, including documented legal acts tax where applicable, notary and registration expenses, legal fees, mortgage-related costs and ongoing ownership expenses.

Ask for an individual cost estimate because tax treatment can depend on the property, transaction and buyer circumstances. A budget should also leave room for furniture, utility connections, community fees and property running costs.

6. Arrange financing early

Mortgage preparation should begin before the final completion stage. The lender will assess the applicant and property, and the available loan may not match the full purchase price or every staged payment. Currency movements can also affect buyers whose income or savings are held outside the euro.

Compare the interest structure, fees, required products, early-repayment terms and total cost rather than focusing only on the headline rate. Banco de España provides consumer guidance on mortgage expenses and lending terms.

7. Prepare for inspection and completion

Before completion, arrange a snagging inspection to identify visible defects and incomplete items. Record issues clearly and establish how they will be corrected. Confirm the final specification, installed equipment, parking and storage allocation, utility arrangements and community documentation.

The Junta de Andalucía advises buyers of a newly constructed home to ensure that the developer supplies the first-occupation licence. The precise completion documentation should be checked by the buyer’s lawyer for the relevant municipality and project.

8. Complete, register and manage the handover

At completion, the public deed is signed before a notary and the remaining funds and taxes are coordinated. The purchase is then presented to the Land Registry. After handover, arrange utilities, insurance, community administration and any required non-resident or tax registrations.

A practical next step

Browse the Costa del Sol project directory, save relevant developments and request current prices, floor plans and availability. For an independent shortlist and coordinated legal review, send Daemi your property brief.

Official information

This guide provides general information and is not individual legal, tax or financial advice.