New Build Properties on the Costa del Sol
What to actually expect from a new-build property on the Costa del Sol — specifications, amenities, warranties, and what differentiates the segment from older resale stock.
“New build” on the Costa del Sol means something specific — a property built to 21st-century Spanish standards under the Ley de Ordenación de la Edificación (LOE), typically with modern specifications, shared amenities, and a ten-year structural warranty. This page breaks down what you actually get inside a new build, how quality varies between developers, and how to read a specification sheet critically.
What counts as a new build on the Costa del Sol
Strictly, “new build” (obra nueva) means a property being sold for the first time by the developer after construction. Until the First Occupation Licence is issued and the developer has sold the unit once, the tax treatment is new build: 10% IVA plus 1.2% AJD in Andalusia, rather than the 7% ITP that applies to resales.
In practice, buyers use “new build” to refer to anything built in the last five years or so. Once a unit has changed hands once, it is technically resale for tax purposes — even if it’s effectively brand new.
Typical specifications in a Costa del Sol new build
Newly completed schemes on the Costa del Sol sit consistently above older resale stock on specification. Expect A- or B-rated energy certificates, double-glazed aluminium window frames, underfloor heating throughout, aerothermal heat-pump hot water and heating systems, and smart-home pre-wiring or full integration depending on the developer.
Kitchens are typically fitted with Bosch, Neff, or Siemens appliances and solid-surface (quartz or porcelain) worktops. Bathrooms carry Grohe, Hansgrohe, or similar German / Italian brand fittings. Ceiling heights run 2.7–3.0m, noticeably higher than the 2.4m typical of 1980s and 1990s coastal construction.
Floor-to-ceiling glazing, covered terraces, and outdoor kitchen provisions are close to standard in schemes above €500K. Basements with private parking and storage are standard for villa product.
Community amenities: where new builds really differentiate
The single biggest on-site difference between a new-build complex and older resale stock is the amenity package. Even mid-market new schemes now routinely deliver outdoor pool, indoor heated pool, fully equipped gym, Turkish bath / sauna, landscaped communal gardens, and 24-hour security.
Premium schemes stack further: concierge, co-working lounge, padel courts, on-site restaurant, spa, and guest suites. This has become standard enough in the €1M+ range that its absence is notable.
Community fees are the counterweight. Expect €2–4/m²/month for Costa del Sol new builds depending on amenity depth — meaningfully higher than a simple 1990s apartment community at €1–2/m²/month. Over a decade, the delta adds up.
Warranties and buyer protections
Every new build on the Costa del Sol is covered by the Ley de Ordenación de la Edificación (LOE), which imposes three overlapping warranty periods on the developer and construction team. One year covers finishing defects (paint, tiles, cabinetry). Three years covers habitability (waterproofing, insulation, installations). Ten years covers structural elements.
The developer is required to hold a mandatory Decennial Insurance (Seguro Decenal) covering the ten-year structural warranty. Your lawyer should confirm this policy is in place before completion. Snagging items — finishing defects picked up in the first months of occupation — are handled directly with the developer under the one-year warranty.
Reading a specification sheet critically
Developer specification sheets (memoria de calidades) deserve close reading. Focus on material specificity — "German brand kitchen appliances" is vaguer than "Bosch Serie 6 hob, Neff oven, Siemens dishwasher". Look for the energy certificate target (A, B, or C) and the heating/cooling system specified.
Ask about changes you can commission during construction — higher-end finishes, layout modifications, additional electrical points. Most developers support a menu of customisations if you reserve early enough.
Frequently asked
What is the difference between new build and resale in Spain?
Legally, a property is a new build (obra nueva) only on its first sale by the developer. Tax treatment changes accordingly: new builds in Andalusia pay 10% IVA + 1.2% AJD, while resales pay 7% ITP. Once a unit has sold once, all subsequent transactions are resale — even if the property itself is only a year old.
How long is the warranty on a new build in Spain?
Spanish law (LOE) provides a layered warranty: one year on finishes, three years on habitability, and ten years on structural elements. The ten-year structural warranty is backed by a mandatory insurance policy (Seguro Decenal) the developer must hold.
Are community fees higher in new-build schemes?
Typically yes — €2–4/m²/month versus €1–2/m²/month in older resale stock. The difference reflects amenity depth: gyms, spas, concierge, and larger landscaped areas all need maintenance. Ask for the expected first-year community budget before committing.
Can I modify the layout or finishes during construction?
Most developers allow a defined menu of customisations if you reserve early enough — finish upgrades, additional electrical points, minor layout tweaks. Structural changes are rarely possible. The earlier in the build cycle you reserve, the more flexibility you have.
Do I pay VAT or transfer tax on a new build?
You pay 10% IVA (VAT) plus 1.2% AJD (stamp duty) in Andalusia on a new-build purchase. Combined with notary, land-registry, and legal fees, budget roughly 13% on top of the headline price.