We Bought Property in Marbella and Here Is Everything That Went Wrong First
PlanMarbella
Honest mistakes from a Marbella property purchase - what went wrong, what we would do differently, and lessons for foreign buyers.
We bought property in Marbella. It is genuinely wonderful and we would not change it. But between deciding we wanted to buy and actually getting the keys, we made a fairly comprehensive collection of mistakes, and this is an honest account of what they were.
Mistake 1: We Started Viewing Before We Had a NIE
We found a property we loved near Fuengirola and made an informal offer before we had a NIE number. Our lawyer had to tell us we could not proceed until the NIE was in place. The NIE took longer than we expected because we applied at the consulate in the UK during a busy period. We lost about six weeks, and we very nearly lost the property.
Mistake 2: We Underestimated the Extra Costs
We budgeted for the property price. We roughly knew there would be taxes. What we did not properly account for was the total of ITP at 7 percent, notary fees, registry fees, legal fees, and the bank costs associated with our mortgage. We were short. Not devastatingly short, but short enough that we had a stressful two weeks reorganising our finances while trying not to lose our reservation.
Mistake 3: We Did Not Read the Community Statutes
Our property was in an urbanisation with a community of owners. We did not read the community statutes before we signed. After we completed, we discovered that a rental licence would be difficult to obtain for our specific unit due to community rules - something that affected our initial plans for covering costs through short-term rentals. Our lawyer had flagged this as something to check. We did not check it.
The honest summary is that every mistake we made was something that a good buying plan would have prevented. Buying property in Marbella follows a fixed sequence and the rules are knowable. PlanMarbella.com covers all 15 steps with the specific things to check at each stage.
Free for the first 500 - Hurry
Stop managing your purchase from scattered emails.
PlanMarbella walks you through all 15 steps of buying property on the Costa del Sol in order, personalised to your situation. Chat to an AI assistant that understands the local laws, taxes and paperwork. Share your plan with your partner or PA.
Check if it's still free - PlanMarbella.comFrequently Asked Questions
What are the most common mistakes when buying property in Marbella?
The most common are: starting viewings before getting the NIE, underestimating the additional costs (which run to 10 to 12 percent on top of the purchase price), using the agent's recommended lawyer, and not checking community statutes before signing. All are avoidable with good preparation.
How much extra should you budget on top of the property price in Marbella?
Budget an additional 10 to 12 percent on top of the purchase price. This covers ITP at 7 percent in Andalucia, plus notary fees, land registry fees, legal fees, and any bank costs if you are taking a mortgage.
What are community statutes in Spain and why do they matter?
Community statutes are the rules governing a building or urbanisation's community of owners. They can restrict certain uses of the property, including holiday rentals. Your lawyer should review these before you sign anything.
What is the NIE and why does it matter for buying in Marbella?
The NIE is Spain's tax identification number for foreigners. Without it, you cannot open a Spanish bank account, sign contracts, or complete a property purchase. Getting it before you find the property you want to buy is strongly advised.