Buying property in Fuengirola: a complete guide for international buyers

Fuengirola sits at the heart of the western Costa del Sol — 30 minutes from Málaga airport, with a direct rail link to the city, sandy beaches stretching for seven kilometres, and one of the strongest international communities in southern Spain. If you are considering buying property here from abroad, this guide walks you through everything: the legal process, taxes, mortgages for non-residents, and what to look for on the ground.

It’s written by a local Spanish agency with an office in central Fuengirola and 15+ years of experience working with British, German, Dutch, Belgian, Scandinavian, and French buyers.

Can foreigners buy property in Spain?

Yes, without any restrictions. Spain allows any foreign national — resident or not, EU citizen or not, with or without a work permit — to buy property freely. The Costa del Sol has one of the largest foreign-owned property bases in Europe, and Fuengirola in particular is among the most active markets.

The process has a few specific steps for non-residents that we’ll cover below, but there’s no legal barrier to ownership.

Step 1: get your NIE (Spanish Tax ID)

The NIE (Número de Identificación de Extranjero) is the foreign tax ID number you need for almost anything official in Spain — opening a bank account, signing legal documents, paying taxes. Without an NIE, you cannot complete a property purchase.

Three ways to get it:

• At your country’s Spanish consulate: most convenient. 2-6 weeks, costs around €10-20. Best if you can plan ahead before travelling.
• In Spain in person: at a police station with prior appointment. 2-4 weeks, €10 fee. Add gestoría fees if you use one.
• Through a power of attorney: if you can’t travel. €200-500 in legal fees. Slower but viable.

Strong recommendation: get your NIE before you commit to a property. Otherwise, if you find a property you love and have to wait six weeks for paperwork, another buyer may snap it up.

Step 2: Spanish bank account

You’ll need a Spanish bank account to pay the deposit, complete at the notary, and handle ongoing costs (utilities, community fees, taxes). Several Spanish banks have non-resident accounts:

• Banco Sabadell, CaixaBank, BBVA, and Bankinter all have dedicated international client departments — usually with English-speaking staff.
• Requirements: NIE, passport, proof of address abroad, and sometimes a fiscal residence certificate from your home country.
• EU citizens can also start with digital banks (N26, Revolut), but for the final purchase a traditional Spanish bank is usually preferred.

Step 3: Spanish mortgage for non-residents

Yes, Spanish banks lend to non-residents, but on different terms:

• Maximum loan-to-value: 60-70% (versus 80% for residents). You must put down 30-40% from your own funds, plus all purchase costs.
• Maximum term: 20-25 years typically, sometimes 30 for younger buyers.
• Interest rates: 0.3-0.7 points higher than equivalent resident mortgages.
• Documentation: more demanding. Two to three years of tax returns from your home country, proof of income, assets, and existing debts.

Banks with strong international departments process these mortgages in 4-6 weeks once the application is complete. Specialist mortgage brokers can help compare offers and save time.

Step 4: taxes when buying

Property purchase taxes in Andalusia, 2026:

Second-hand property (resale)

• ITP (Transfer Tax): 7% of the declared property value. Paid to the Junta de Andalucía within 30 working days of completion.

New build (first sale)

• VAT: 10% on the sale price (charged by the developer).
• Stamp Duty (AJD): 1.2% in Andalusia.

Other fixed costs

• Notary: €600-1,200 depending on price.
• Land Registry: €400-800.
• Gestoría (legal admin): €300-600 (recommended for foreigners).
• Bank valuation (if you have a mortgage): €250-450.

Total typical costs: 9-13% of the purchase price for resale, or 12-16% for new builds. For a €300,000 property, budget €30,000-45,000 in additional costs on top of the price.

Step 5: ongoing taxes as a non-resident owner

Once you own property in Spain, you become a Spanish taxpayer for that property even if you don’t reside here. Annual taxes:

• IBI (council tax): annual property tax paid to the municipality. Typically €300-1,500 depending on cadastral value.
• IRNR (Non-Resident Income Tax): applied on a deemed-rental basis. Approximately 19% (EU/EEA citizens) or 24% (rest) on 1.1% or 2% of cadastral value. For a typical property: €200-600/year.
• Rubbish collection fee: €100-200/year.
• Community fees (if in a complex with pools, gardens, etc.): €30-200/month depending on services.

If you rent out the property, you also pay IRNR on the rental income — 19% (EU/EEA), 24% (other).

Spanish Golden Visa (residency by investment)

Spain offered a Golden Visa for property purchases of €500,000+ — providing residency for you and your immediate family with Schengen access.

Important 2024 update: the Spanish government has announced plans to phase out or significantly restrict the Golden Visa through property purchase. Before buying primarily for this purpose, confirm the current status with an immigration lawyer.

Which areas to consider in Fuengirola and around

• Los Boliches: best balance of price, services, beach access and amenities. Apartments €180,000-€480,000.
• Carvajal: family-friendly beach area with residential complexes. €200,000-€480,000.
• Torreblanca: beachfront, older buildings often renovated. €180,000-€350,000.
• Mijas Costa (La Cala, Calahonda, Riviera del Sol): golf resorts and gated complexes. €180,000-€700,000+.
• El Boquetillo/marina area: modern apartments near the port. €280,000-€550,000.
• Mijas Pueblo: traditional white village in the hills, 15 minutes from the coast. €140,000-€800,000 for traditional houses.

How long does the process take?

• If you have NIE already: 6-10 weeks from offer to keys.
• If you need NIE: add 4-6 weeks.
• Total typical: 10-16 weeks.

FAQs

Can I buy remotely without coming to Spain?

Yes, by giving power of attorney to a trusted representative. We recommend visiting at least once to know the area first. Buying blind is risky.

Do I need an independent lawyer?

Highly recommended for purchases above €300,000. Independent legal review costs €1,000-3,000 and verifies title, charges, community status, and urbanism. Money well spent.

What’s the 3% retention I keep hearing about?

If a non-resident seller sells to you, the buyer is legally required to withhold 3% of the sale price and pay it to the Spanish tax authority on account of the seller’s capital gains tax. It applies when you sell, too. The notary handles this automatically.

Are community fees high in Fuengirola?

Varies hugely. Basic blocks without amenities: €30-60/month. Apartments in complexes with pool and garden: €80-150/month. Premium urbanisations with concierge and security: €200-400/month. Always ask before you sign deposit (arras).

Will my English work day-to-day in Fuengirola?

For most daily life (shops, restaurants, private healthcare, services), yes. For public administration (town hall, social security), Spanish is often needed. The international community in Los Boliches and Carvajal is very large and well established.

How we can help

At InRealty, we have over 15 years of experience guiding international buyers through every step: from NIE and bank account, through finding the right property and negotiating, to legal review and completion. We work in English, German, and Spanish — other languages on request.

If you’re considering buying in Fuengirola or anywhere on the Costa del Sol, tell us your situation (country of residence, budget, timeline) and we’ll send you a personalised guide within 24 hours.

InRealty
Av. Juan Gómez Juanito 6, 29640 Fuengirola, Málaga, Spain
Phone: +34 626 534 335
Email: [email protected]
Office hours: Monday-Friday, 9:00-18:00