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NuSun Realty · Your Villa Buyer's Guide
Buying a Villa on the Costa del Sol
A practical, independent guide for international buyers considering a villa from €1.5m upwards, created by NuSun Realty to help you understand the market, compare your options and buy with greater clarity.
Whole-market accessEvery agency & suitable developer
Independent guidanceCompare before you commit
One point of contactSearch, viewings & negotiation
€1.5m+ villa focusBuilt around serious villa buyers
Your Interactive Villa Buying Toolkit
Search. Compare. Calculate.
This guide is designed to be used, not simply read. Start with whichever part of your villa search matters most right now.
Compare Locations
Marbella is not automatically the right answer. Compare the main villa markets by lifestyle, privacy, access, space and value.
Calculate Your Budget
Know your available cash or the villa price you have in mind? Estimate your buying position, mortgage and purchase costs.
First, a little about us
We help buyers navigate the whole Costa del Sol villa market.
If this is your first time coming across NuSun Realty, we are a Costa del Sol property agency built around the buyer. Rather than asking you to choose from one agency's own listings, we help you search and compare suitable villas across agencies, developers and the wider market.
That matters because the Costa del Sol is a fragmented market. The villa that suits you best may be listed by another agency, sold directly by a developer, or simply be somewhere you would never have thought to search. Our job is to start with you — how you want to use the property, where you want to be, your budget and what matters most — and then work out which options genuinely deserve your attention.
For buyers, our property search and buying support is normally provided without a separate buyer-side agency fee, because the selling agency or developer typically shares the transaction commission with us. Any property-specific arrangement can be explained clearly before you proceed.
Buyer-led, not listing-led
We begin with your requirements and compare the market around them. We are not trying to force your search into whichever villas happen to sit in our own portfolio.
Local knowledge, international buyers
We help buyers understand the differences between areas, urbanisations, developers and individual properties across the Costa del Sol.
Advice beyond the viewing
We stay involved through shortlisting, viewings, negotiation and coordination, while independent qualified professionals handle legal, tax, mortgage and technical advice.
Why we created this guide
A €1.5m+ villa purchase should involve more than scrolling through portals and choosing the house with the best photographs. This guide shows you how we think about a villa search — location first, whole-market comparison, proper due diligence and a clear understanding of the total purchase before you commit.
Your Costa del Sol Buying Team
Meet Chris & Lauren.
We’ll personally help you navigate your villa search from the first conversation through viewings, negotiations and completion.
NuSun Realty is built around the buyer. Rather than asking you to contact multiple listing agents and repeat the same brief again and again, we coordinate the search across the wider Costa del Sol market and help you compare the options properly.
You’ll deal with real people who understand what you are trying to achieve. If we think a villa is wrong for you, we’ll tell you. If there is a stronger option elsewhere in the market, we’ll go and find it.
Chris CassidyManaging Director
Lauren MurraySenior Property Partner
One team, one brief and a search built around finding the right villa — not simply selling you the one in front of us.
Start with the market
What does your villa search look like?
Choose your bedrooms, preferred area, whether you would consider off-plan, and your budget. Villa results are automatically filtered from €1.5m upwards.
Searches the current NuSun property database. If the right villa is not visible, our team can search the wider agency and developer market for you.
Current Villa Matches
Reset Villa Search
Villas matching your search.
Use the questions above to refine the villas shown here by bedrooms, area, property status and budget. Your results remain inside this guide.
Not seeing the right villa?
The website is only one part of the market. NuSun can also search suitable villas across other agencies, developers and relevant off-market opportunities.
Your villa buying black book
Everything worth understanding before you buy.
You do not need to become a Spanish property expert. You do need to know which questions matter, where expensive mistakes happen, and which checks belong with your independent lawyer and technical advisers.
01 · Before you search
Define how you want to live before choosing the villa.
At this level, buyers can lose weeks comparing beautiful homes that solve completely different problems. Start with the life the property needs to support.
How will you use it?
Permanent home, family base, holidays, retirement, golf, entertaining, rental income or a mixture?
What matters daily?
Walking to restaurants, international schools, beach access, golf, airport time, privacy, security or being close to Marbella?
What is non-negotiable?
Plot size, sea views, south orientation, flat garden, lift, guest suite, office, gym, garage, gated security or contemporary architecture?
How much work will you accept?
Turnkey, cosmetic updating, major renovation and new construction are completely different buying journeys.
What is your timeframe?
If you need keys in three months, your shortlist should look very different from a buyer happy to wait for a new villa to complete.
Where will you compromise?
Attractive villa searches become much easier once we know what can move: area, age, views, plot, walking distance or finish.
NuSun rule: choose the area before you fall in love with the house.
A spectacular villa can make buyers rationalise a location that does not actually work for their family. Location is the part you cannot renovate later.
02 · Where Should You Buy?
Find the part of the Costa del Sol that fits you.
The Costa del Sol is not one villa market. Compare the main areas by lifestyle, privacy, access, plot sizes, schools, views and what your budget actually buys.
Marbella
Best for buyers prioritising established luxury areas, restaurants, beach clubs, international recognition and proximity to Puerto Banús. The trade-off is generally a higher entry price.
Benahavís
Strong for privacy, golf, gated communities, larger plots and elevated views. Check the actual drive to the coast, schools and everyday services.
Estepona
A broad villa market with established neighbourhoods and newer communities, plus a growing town centre and long coastline. Exact location matters enormously.
Sotogrande
Distinctive low-density lifestyle built around golf, marina, international schooling and larger homes. Particularly attractive for buyers wanting space and privacy.
Mijas / La Cala
Useful for buyers wanting more villa for the budget while retaining good coast and airport access. Terrain and exact driving distances deserve attention.
Fuengirola
More urban and connected, with strong transport links and services. Villa stock is more location-specific than in the larger hillside municipalities.
Benalmádena
Convenient for Málaga Airport with established villa areas, coastal access and hillside views. Orientation and steep access can vary street by street.
Micro-location
The urbanisation, road, elevation and plot can matter as much as the municipality. Visit at different times and drive the routes you will actually use.
03 · The real budget
A €2m villa does not cost €2m.
Set your maximum property price only after allowing for purchase taxes, professional fees, finance costs where relevant, and the money you want available after completion for furnishing, works and ownership.
7%General Andalucía transfer-tax rate for a typical resale property purchase.
10% + 1.2%Typical VAT plus general AJD structure for a qualifying first-sale/new home in Andalucía.
Beyond taxAllow separately for independent legal advice, notary/registry, valuation/finance and other transaction costs.
Do not use a single “12% costs” rule as if it were a tax rate.
Resale and new-build villas are taxed differently. The exact transaction and buyer circumstances matter. Your independent lawyer should provide a property-specific cost estimate before you commit.
04 · Your Villa Buying Calculator
What could you actually buy?
Start with the number you already know — your available cash or the villa price you are considering — and model resale or new-build, cash or mortgage scenarios.
Interactive tool · Takes about a minute
Use the guided calculator below to understand your likely buying position before you start shortlisting villas.
Use this for planning, not approval.
The calculator is indicative. Tax treatment, lender criteria, valuation, professional charges and your personal circumstances can change the result.
05 · Resale, new-build or off-plan?
The right answer depends on what you value.
For villa buyers, the choice is not simply “old versus new”. It affects timing, certainty, customisation, taxes, maintenance, plot maturity and how much you can inspect before committing.
| Question | Resale villa | New / off-plan villa |
|---|---|---|
| What can you inspect? | The actual house, plot, views, road and neighbouring properties. | Depending on stage, you may rely partly on plans, specifications and renders. |
| Timing | Potentially much quicker once legal checks and finance are ready. | Can involve a construction period and staged payments. |
| Condition | May need updating, technical works or energy improvements. | Modern systems and finishes, but snagging and handover quality still matter. |
| Plot & landscaping | Mature gardens and established surroundings may be easier to assess. | Landscaping and the surrounding environment may take time to mature. |
| Tax structure | Typically subject to ITP in Andalucía. | Qualifying first-sale homes are generally subject to VAT and AJD instead. |
Would you consider off-plan?
Keep the answer open until you have compared the strongest real options. A buyer who says “resale only” may actually mean “I don't want to wait two years”; a near-complete new villa could still fit perfectly.
06 · Villa-specific due diligence
The house is only one part of what you are buying.
With villas, legal and technical due diligence needs to consider the land, buildings, extensions, pool, boundaries, planning position, utilities and community as well as title ownership.
Land Registry title
Ownership, registered description, charges and encumbrances.
Ownership, registered description, charges and encumbrances.
Cadastre
Compare cadastral information with the property and registered description.
Compare cadastral information with the property and registered description.
Planning legality
Confirm the legal/planning status of the villa and relevant additions or alterations.
Confirm the legal/planning status of the villa and relevant additions or alterations.
Extensions
Guest houses, enclosed terraces, basements and extra rooms should not simply be assumed legal.
Guest houses, enclosed terraces, basements and extra rooms should not simply be assumed legal.
Swimming pool
Check that the pool and associated works are properly reflected where required.
Check that the pool and associated works are properly reflected where required.
Boundaries & plot
Physical walls, fences and the marketed plot should be reconciled with legal documentation.
Physical walls, fences and the marketed plot should be reconciled with legal documentation.
Occupation / habitation documentation
Your lawyer should establish what documentation applies to the particular property.
Your lawyer should establish what documentation applies to the particular property.
Community
Where applicable, review rules, debts, fees, minutes and planned works.
Where applicable, review rules, debts, fees, minutes and planned works.
IBI & local charges
Confirm current municipal property tax and relevant local charges.
Confirm current municipal property tax and relevant local charges.
Utilities
Understand electricity capacity, water, drainage/septic arrangements and any solar systems.
Understand electricity capacity, water, drainage/septic arrangements and any solar systems.
Technical condition
Consider an independent building/technical survey appropriate to the villa.
Consider an independent building/technical survey appropriate to the villa.
Future surroundings
Empty plots, zoning and planned construction can affect views, privacy and value.
Empty plots, zoning and planned construction can affect views, privacy and value.
A beautiful renovation is not proof that the paperwork is correct.
Do not rely on the listing description or appearance of the property. Your independent lawyer and, where appropriate, architect/surveyor should verify the legal and technical position.
07 · View like an owner
Look beyond the kitchen and the sea view.
Villa viewings should test the property against daily life, maintenance, privacy and resale — not just whether it photographs well.
Outside
- Road noise and neighbouring plots
- Sun position and orientation
- Garden usability and slope
- Pool sun and privacy
- Retaining walls and drainage
- Vehicle access and parking
Inside
- Natural light throughout the day
- Bedroom separation and privacy
- Storage and utility space
- Heating, cooling and glazing
- Damp, cracking or water marks
- Indoor/outdoor flow
Practical life
- School and airport journeys
- Walkability versus car dependence
- Security when the home is empty
- Guest accommodation
- Gardener/pool maintenance access
- Year-round neighbourhood activity
Visit the finalists twice if you can.
A second viewing is often when buyers stop seeing the staging and start seeing the property. Drive the access route, stand in the garden, check neighbouring plots and revisit the compromises.
08 · Finance
Get the mortgage conversation moving before the perfect villa appears.
International buyers should avoid setting a villa budget from an assumed loan-to-value alone. Lender affordability, age, income, debts, currency, property valuation and the property itself can all affect lending.
Agreement in principle
Obtain an early indication of borrowing capacity before treating finance as part of your available budget.
Valuation risk
A lender's valuation may differ from the agreed purchase price. Your required cash can increase if the bank lends against a lower valuation.
Keep costs outside the deposit
Purchase taxes and transaction costs generally need to be funded separately from the buyer's contribution to the property price.
Illustrative planning assumption
Our calculator can model a 70% mortgage scenario for planning. That is not a promise of lending or a universal non-resident LTV. Obtain personalised advice from a lender or mortgage professional.
09 · Offers & negotiation
Negotiate the property in front of you, not a generic percentage.
There is no reliable rule that every Costa del Sol villa is “10% negotiable”. The seller's position, asking price, comparable alternatives, time on market, condition and competition all matter.
Establish leverage
Understand why the seller is selling, how long the property has been marketed, whether there have been reductions and how credible your own position is.
Compare alternatives
The best negotiation tool is knowing what else your money buys. We compare the villa with realistic alternatives, not just its asking price.
Negotiate more than price
Timing, furniture, fixtures, inclusions and contractual conditions can matter. Your lawyer should advise on the legal wording and protections.
Do not transfer a reservation payment simply because you are worried about losing the villa.
Understand who receives the money, whether and when it is refundable, what has been agreed, and what your lawyer recommends before committing funds.
10 · After completion
Budget for owning the villa, not just buying it.
Larger plots, pools, gardens and private systems create a different ownership profile from an apartment. Ask for actual bills where possible rather than relying on rough estimates.
IBI
Annual municipal property tax. Ask for the latest bill for the specific property.
Community fees
Some villas sit within gated or managed communities with meaningful fees and rules.
Pool & garden
Maintenance, irrigation, chemicals, pruning and seasonal works should be budgeted realistically.
Energy
Large homes can have significant electricity costs. Review HVAC, pool equipment, glazing, solar and insulation.
Insurance
Obtain suitable building and contents cover based on the property and how it will be used.
Security
Alarm monitoring, cameras, shutters, access systems or private security may form part of the annual budget.
Non-resident tax
Non-resident ownership can create Spanish tax obligations even where the villa is not rented. Take tax advice for your circumstances.
Maintenance reserve
Keep a sensible reserve for waterproofing, paint, pumps, air-conditioning, gates, appliances and unexpected repairs.
11 · If rental matters
Do not buy on an assumed rental return.
If holiday rental is part of the plan, establish the legal and community position before relying on income projections. Rules and property-specific eligibility matter.
Check eligibility first
Ask your independent lawyer to verify the rules applicable to the villa, municipality and community before making rental income part of the buying case.
Model net, not gross
Management, cleaning, utilities, pool/garden, maintenance, platform costs, insurance, taxes and vacancy all affect the actual return.
Buy a good villa first
A property that only makes sense if optimistic rental assumptions are achieved deserves extra scrutiny.
12 · The NuSun buying journey
From a broad search to the right villa.
Our role is not simply to send listings. It is to help you compare the market, narrow the options and coordinate a more informed buying process.
D
Discovery
Budget, lifestyle, areas, timeframe, finance and non-negotiables.
R
Research
We search across agencies, suitable developers and relevant opportunities.
E
Explore
Compare the strongest villas and organise an efficient viewing programme.
A
Assist
Offer strategy, negotiation and coordination with lawyers, finance and sellers.
M
Move
Stay involved through the practical route towards completion and handover.
1. Search & shortlist
We reduce the market to villas that actually fit the brief rather than overwhelming you with links.
2. View efficiently
We coordinate across multiple listing agencies so your viewing trip is built around you, not one agency's stock.
3. Offer & reserve
Once you choose a villa, we help with negotiation and coordinate the next steps while your lawyer protects the legal side.
4. Legal checks
Your independent lawyer conducts the property-specific legal due diligence and advises on contracts and funds.
5. Private contract
Where applicable, contractual milestones and deposits are handled in accordance with the agreed transaction and legal advice.
6. Notary & keys
Completion is formalised and the ownership transfer proceeds, followed by the practical handover of the property.
13 · Villa buyer FAQs
Questions we hear all the time.
Can foreigners buy villas in Spain?
Yes. Foreign buyers can purchase Spanish property. The transaction normally requires an NIE and appropriate identification/source-of-funds documentation. Take independent legal and tax advice for your circumstances.
How much should I budget on top of a resale villa price?
The general ITP rate in Andalucía is currently 7% for qualifying resale property purchases, with legal, notary/registry and other transaction costs considered separately. Do not treat a broad percentage estimate as a quote; obtain a property-specific calculation from your lawyer.
What taxes apply to a new-build villa?
A qualifying first sale of a new home is generally subject to VAT and AJD rather than resale ITP. In Andalucía the general AJD rate is currently 1.2%. The calculator on this page uses a 10% VAT assumption for a residential new-home purchase. Your lawyer should confirm the treatment of the specific transaction.
Should I get a survey on a villa?
For a high-value villa, independent technical inspection can be extremely useful. The appropriate scope depends on the age, construction, apparent condition and any renovation or structural concerns. Legal due diligence and technical inspection are different jobs.
Is the built size in the advert always the legal registered size?
Do not assume so. Advertised, cadastral and Land Registry descriptions can differ. Your lawyer and technical adviser should reconcile the documentation and actual property where relevant.
Can I buy remotely?
Potentially. Buyers often use a properly drafted Power of Attorney for specified legal or administrative actions. Discuss the scope with your independent Spanish lawyer.
Can a non-resident get a mortgage?
Yes, subject to lender criteria. Available LTV and affordability vary, and the lender's valuation of the property matters. Obtain personalised lending advice before relying on finance in an offer.
How much can I negotiate off a villa?
There is no dependable standard percentage. The correct offer depends on value, competing properties, seller motivation, market history, condition and your buying position.
Should I buy in my own name or through a company?
That is a legal and tax structuring question, not an estate-agent decision. Take cross-border tax and legal advice before choosing an ownership structure, particularly for higher-value properties.
What should I check if the villa has been renovated?
In addition to condition and quality of works, ask your lawyer/technical adviser to verify the relevant permissions, legal status and whether the documented property corresponds with what physically exists.
What if I cannot find the right villa online?
That is normal. The Costa del Sol market is fragmented across agencies, developers and private/off-market relationships. NuSun can search the wider market and coordinate suitable properties into one shortlist.
Your search, handled properly
Want us to search the villa market for you?
Tell us your budget, preferred areas and what the villa needs to do for you. We can compare properties across agencies and suitable developers, organise the shortlist and help you assess the options rather than leaving you to piece the market together yourself.
This guide is general information for buyers considering villas on the Costa del Sol and is not legal, tax, mortgage, planning or technical advice. Property-specific matters should be checked by appropriately qualified independent professionals before you commit to a purchase.