How much tax do I pay when buying a property in Marbella?

On a resale: 7% ITP in Andalusia, plus notary, registry, and legal fees. Total transaction cost roughly 8–10% on top of purchase price. On a new-build: 10% IVA + 1.2% AJD, plus the same fees. Total: roughly 12–13%. Budget this on top of the headline price when planning your purchase.

Is Wealth Tax due on my Marbella property?

Andalusia applies a 100% bonificación on Wealth Tax, effectively waiving it for most holders. The national Solidarity Tax (ITSGF) applies above €3M of net Spanish assets at 1.7–3.5%. Below that threshold, Wealth Tax is not a practical concern in Andalusia.

What is IBI and how is it calculated?

IBI is the annual municipal property tax, calculated at the local rate (0.4–0.7% in Marbella) applied to the cadastral value (typically 30–60% of market value). Expect bills of €1,500–€3,500/year on a €1M market-value property, depending on the municipality.

Do I have to file Spanish tax returns as a non-resident owner?

Yes. Non-residents owning property in Spain owe IRNR (Non-Resident Income Tax) on the imputed or actual rental value of the property, filed on Modelo 210. Expect €500–€2,000 per year total, depending on whether the property is rented and the cadastral value. Most buyers use a Spanish tax advisor for annual filings (typically €200–€400/year in advisor fees).

Is plusvalía always charged when I sell?

Yes, unless you sold at a loss on the land component. The 2021 Constitutional Court ruling caps plusvalía at the actual land gain. If there's no land gain, you can request that plusvalía not apply. Keep documentation of purchase and sale prices for the dispute.

Marbella Property Taxes Explained: ITP, IVA, AJD, IBI, Plusvalía

Spanish property taxation is confusing because the exact tax depends on three things: the property (resale vs new-build), the region (Andalusia vs Madrid vs Valencia), and the taxpayer (resident vs non-resident). In Andalusia — where Marbella sits — the rules are relatively clear once you know which category applies. This guide walks through every property tax Marbella buyers encounter: at purchase, annually while you own, and when you sell.

At purchase: the big one-time tax

The purchase tax is the largest single line item beyond the purchase price itself, and it differs sharply between resale and new-build in Andalusia:

Resale property: ITP (Impuesto sobre Transmisiones Patrimoniales). In Andalusia it's a flat 7% on the higher of (a) declared price or (b) the administrative reference value (valor de referencia).
New-build from developer: IVA 10% + AJD 1.2% in Andalusia — a combined 11.2% acquisition tax. IVA is a national tax; AJD is regional.
Reduced rate: first-time buyers of properties under €150,000 qualify for a reduced 6% ITP (rarely relevant in Marbella; common in interior Andalusia).

Worked example on €1M resale in Marbella: ITP at 7% = €70,000. Plus notary (~€1,000–€1,800), Land Registry (~€600–€1,200), and legal fees (typically 1% + 21% VAT = 1.21% = €12,100). Total transaction cost above purchase price: roughly €84,000–€85,000, or ~8.5%.

Worked example on €1M new-build in Marbella: IVA 10% = €100,000 + AJD 1.2% = €12,000. Plus notary, registry, and legal fees similar to resale. Total: roughly €125,000–€126,000, or ~12.5%. The €42K gap between resale and new-build acquisition costs is entirely tax.

Valor de referencia: the catch most buyers miss

Since 2022, Spain applies the valor de referencia (cadastral reference value) published by the Dirección General del Catastro to every property. ITP is charged on the higher of your declared purchase price or the valor de referencia.

Most transactions list the actual purchase price above the valor de referencia, so this doesn't change anything. But if a seller persuades you to "declare lower" to save ITP, the tax authority will recalculate ITP on the valor de referencia automatically and bill you the difference — with interest. Always declare the true price.

Annual: IBI and Basura

While you own the property, two municipal taxes come around every year:

IBI (Impuesto sobre Bienes Inmuebles) — annual property tax based on cadastral value. Marbella municipality applies a rate in the 0.4–0.7% range (of cadastral value, which is typically 30–60% of market value). A €1M market-value property often has a cadastral value of €300,000–€500,000, producing IBI bills of €1,500–€3,500/year. Benahavís municipality applies the lowest legally permitted rate in Andalusia.
Basura (municipal waste tax) — much smaller, typically €100–€300/year, charged alongside or separately from IBI depending on the municipality.
Community fees (cuotas de comunidad) — if you're in a gated complex or apartment building, expect €2–4/m²/month in a new-build complex with pool/gym/concierge. Not a tax, but a recurring fixed ownership cost you have to budget alongside IBI.

Annual: Non-Resident Income Tax (IRNR)

If you're a non-resident owning a second home in Spain, you owe Non-Resident Income Tax (Impuesto sobre la Renta de No Residentes, IRNR) — even if you don't rent the property out. The Spanish tax authority considers the deemed imputed rental value of the property as taxable income.

If the property is not rented: tax is calculated at 19% (EU residents) or 24% (non-EU) on 1.1% or 2% of the cadastral value (rate depends on when the cadastral value was last revised). On a €400,000 cadastral value this yields a tax bill of €830–€1,920/year.
If the property is rented: tax is 19% (EU) or 24% (non-EU) on actual rental income. EU residents can deduct expenses; non-EU residents generally cannot.

Filed on Modelo 210, typically by your Spanish tax advisor. Penalties for missing this are modest but real — plan for a yearly €200–€400 tax-advisor fee if you hold the property via non-residence.

On sale: Plusvalía Municipal and Capital Gains

When you sell, two taxes can apply:

Plusvalía Municipal — a local-council tax on the increase in land value since the last ownership transfer. Capped by the 2021 constitutional ruling: cannot exceed the actual gain on the land component. Typical bill on a 10-year hold: €1,000–€5,000 depending on municipality and property. Marbella and Benahavís municipalities are in the mid-range.
Capital Gains Tax (on the gain): 19–23% (resident scale) or flat 19% (EU non-resident) on the difference between your adjusted cost basis and the sale price. Allowed deductions include the original transfer tax, notary and registry fees paid at purchase, substantive improvement costs, and selling costs.
Non-resident sellers: the buyer is required to withhold 3% of the purchase price at notary and pay it directly to the Spanish tax authority as a prepayment against the seller's CGT. You reclaim any overpayment in the following year's tax return.

Wealth Tax (Impuesto sobre el Patrimonio) and Solidarity Tax

Non-residents owning Spanish property with net Spanish assets above €700,000 (the general exemption) face Wealth Tax at progressive rates from 0.2% to 3.5%. Andalusia applies a 100% bonificación on Wealth Tax — effectively waiving it — but the national-level Solidarity Tax (ITSGF) kicks in for net Spanish assets above €3M, at rates of 1.7% / 2.1% / 3.5%.

In practice, most Marbella buyers at typical price points don't hit Wealth Tax in Andalusia, but high-end buyers above €3M of Spanish assets should budget for Solidarity Tax. Speak to a tax advisor early — the ownership structure you choose at purchase materially affects the liability.