Quick answer: 75 verified new-build developments across Andalucía are listed here, from €170 000 on the Almería coast to €1 625 000 west of Marbella, median €470 000. Resale carries 7% ITP, one of Spain’s lower rates; new build carries 10% IVA plus 1.2% AJD. The region is not one market: the Málaga coast, the Almería coast and the inland cities of Seville and Granada behave differently on price, tenant and exit.
Andalucía Property for Sale: Current New-Build Stock
| Development | Town | Type | From | Developer |
|---|---|---|---|---|
| Mar de Pulpí Phase 9 | Pulpi | apartment | €170 000 | TM Grupo Inmobiliario |
| Insur Altos del Aire Siroco | Seville Metro | apartment | €219 400 | Grupo Insur |
| Zeta Place Málaga | Malaga | apartment | €236 000 | Aedas Homes |
| Insur Elyonia, Entrenúcleos | Seville | apartment | €240 000 | Grupo Insur |
| Zeta Crown Málaga | Malaga | apartment | €272 000 | Aedas Homes |
| Vanian Gardens III | Estepona | apartment | €295 000 | Aedas Homes |
| Urbion Palmas Altas | Seville | apartment | €295 500 | Metrovacesa |
| Vanian Gardens Estepona | Estepona | apartment | €307 000 | Aedas Homes |
| Vanian Gardens IV | Estepona | apartment | €307 000 | Aedas Homes |
| Aedas Estepona | Estepona | apartment | €307 000 | Aedas Homes |
| Balance Nova Mijas | Mijas | apartment | €320 000 | Grupo Insur |
| Veleta Palmas Altas | Seville | apartment | €340 000 | Metrovacesa |
| Moncayo Palmas Altas | Seville | apartment | €340 500 | Metrovacesa |
| Alianz Costa del Sol New Developments Hub Guide | Costa Del Sol | mixed | €360 000 | Alianz Group |
All 75 Andalucían developments are in the full new-build catalogue.
Three Andalucías, Not One
Most English-language coverage of Andalucía is really coverage of forty kilometres of Málaga coastline. That is where the money and the marketing are, and it is a small fraction of a region the size of Portugal.
The Málaga coast is the international market. Foreign buyers took 32.80% of the province’s 36,117 transactions in 2025. Prices per square metre run from roughly €2,800 in the eastern towns to well above €5,200 on prime Marbella resale. You are buying into a deep, liquid, English-speaking market and paying a premium for exactly that.
The Almería coast is the value end of Andalucían coastline. Our cheapest regional entry, €170 000, sits here. The trade is real: fewer flights, a shorter season, a thinner resale pool, and a buyer base that skews British and budget-conscious rather than international and trophy-seeking. In exchange the entry price is roughly a third of the Marbella equivalent for comparable build quality.
Inland Andalucía, principally Seville and Granada, is a different asset class again. These are working cities with universities, hospitals and administration. The tenant is a Spanish professional or a student on a twelve-month contract, not a Northern European on a fortnight’s holiday. Yields are steadier, seasonality is absent, and the exit is to a domestic buyer rather than a foreign one, which insulates you from the currency cycle that drives the coast.
Insider tip: the inland cities are the part of Andalucía where a foreign buyer most often overpays, because the comparables that feel familiar come from the coast. A Seville apartment should be priced against Seville transactions, not against what the same money buys in Fuengirola.
Where Our Stock Sits
| Sub-market | Developments | Entry from | What you are buying |
|---|---|---|---|
| Málaga coast | 65 | €236 000 | International liquidity, premium pricing |
| Seville and Granada | 8 | €219 400 | Year-round domestic tenants |
| Almería coast | 2 | €170 000 | Lowest coastal entry in the region |
Seven developers cover the region in our catalogue: Aedas Homes, Alianz Group, Grupo Insur, Kronos Homes, Metrovacesa, Neinor Homes, TM Grupo Inmobiliario.
The Tax Position, Which Is Better Than Most of Spain
Andalucía has spent several years competing for buyers on tax rather than on marketing, and the numbers show it. Resale purchases carry a flat 7% ITP, against 9% in the Valencian Community since the June 2026 reform and rates reaching 10% and above on higher bands in Catalonia. On a €400,000 resale that is an €8,000 saving against Valencia and more against Catalonia, which is real money on a single transaction. The regional Patrimonio wealth tax is rebated at 100%, removing it for ordinary owners, though the separate state-level solidarity tax on large fortunes still applies above its own threshold. New build does not benefit from the ITP rate at all, because a new build is an IVA transaction at 10% plus 1.2% AJD, which lands marginally above the resale position rather than below it.
Andalucía has spent the last few years competing for buyers on tax, and it shows.
Resale ITP is a flat 7%. In the Valencian Community the equivalent is 9% after the June 2026 reform, and in Catalonia it runs to 10% and above on higher bands. On a €400,000 resale that is an €8,000 difference against Valencia and more against Catalonia.
The regional Patrimonio wealth tax is rebated at 100%, which removes it for most owners. Note the qualification: the separate state-level solidarity tax on large fortunes still exists above its own threshold, so this is a genuine saving for ordinary buyers and not a blanket exemption for large portfolios.
New build does not benefit from the ITP rate at all, because new build is an IVA transaction: 10% IVA plus 1.2% AJD, which lands slightly above the resale position. Buyers comparing a new build against a resale in the same town should run both tax lines rather than assuming Andalucía is cheap across the board.
Net Yield by Sub-Market
Gross yield is the figure in the brochure and net yield is the figure you keep, and in Andalucía the gap between them varies by sub-market rather than being uniform. On the Málaga coast a quoted gross of 4% to 6% typically nets 2% to 3.5% after IBI, community fees, insurance, short-let management at 22% to 28% of gross, and non-resident income tax. Inland, in Seville and Granada, a lower gross of 4.5% to 5.5% often nets much closer to the headline, because the letting is long-term, management costs a fraction of a short-let operation, and there is no empty shoulder season to carry. Non-resident income tax takes 19% of net income from EU and EEA residents and 24% of gross, with no deductions at all, from everyone else.
Gross yield is the number in the brochure. Net yield is the number you keep.
On the Málaga coast, gross of 4% to 6% typically nets 2% to 3.5% once IBI, community fees, insurance, short-let management at 22% to 28% and non-resident income tax are deducted. In Seville and Granada, a lower gross of 4.5% to 5.5% often nets closer to the headline, because the letting is long-term, management costs a fraction of a short-let operation, and there is no empty shoulder season.
Non-resident income tax is 19% for EU and EEA residents with expense deductions, and 24% for everyone else on gross income with no deductions at all. For a British or American owner that single line moves a coastal short-let from viable to marginal more often than any other factor. Work it through with the gross versus net yield worksheet.
The Licence Question
Every nightly let anywhere in Andalucía requires a Vivienda con Fines Turísticos registration with the Junta, and that requirement is uniform across the region. What is not uniform is whether you will actually get one. Málaga and Marbella have both moved to restrict new VFT registrations in defined zones, and Seville has applied its own pressure to the historic centre. Independently of anything the municipality decides, a community of owners can prohibit tourist letting in its statutes by a 3 of 5 majority, and that vote can happen after you have bought. In practice, blocks with a high proportion of owner-occupiers vote for prohibition once short-let turnover starts affecting the lifts, the pool and the noise, and coastal urbanisations have been doing exactly that since 2023.
Every nightly let in Andalucía needs a Vivienda con Fines Turísticos registration with the Junta. That part is uniform across the region.
What is not uniform is whether you will get one. Málaga and Marbella have both moved to restrict new VFT registrations in defined zones, and a community of owners can prohibit short lets in its statutes by a 3/5 majority, including after you have bought. Seville has its own pressure on the historic centre.
The practical test before you reserve: ask for the community statutes in writing, check the municipality’s current zoning position, and confirm the unit meets the technical requirements. A developer telling you the area is popular with tourists is not an answer. The Andalucía tourist licence guide sets out the process.
Towns in Andalucía
| Town | Sub-market | Our stock |
|---|---|---|
| Marbella | Málaga coast | 14 |
| Estepona | Málaga coast | 28 |
| Málaga | City and coast | 7 |
| Almería | Almería coast | 2 |
| Mijas | Málaga coast | 8 |
| Fuengirola | Málaga coast | 2 |
| Nerja | Eastern coast | market guide |
| Granada | Inland | market guide |
Buyer Scenarios Across Andalucía
Andalucía is not one market, and the three scenarios that recur map onto three different parts of it.
The Málaga coast buyer. Someone who wants flight frequency, an international resale pool and services that run year-round, and is buying at or above the regional median of €470,000. This is the deepest and most liquid part of the region, and the price reflects that. The licence question is sharpest here too, because Málaga and Marbella both restrict new tourist registrations by zone.
The Almería coast buyer. Someone prioritising what the money buys over how many flights land. Our catalogue starts at €170,000 on this coast, well below the regional median, and the trade is a thinner flight calendar and a more domestic resale pool. This suits a buyer whose model is personal use plus a long let rather than a tourist yield.
The inland buyer. Someone buying a village or rural property in the Axarquía, the Granada hinterland or the Cádiz sierras. The decisive item here is not price but the AFO or DAFO certificate on rural stock, because without regularisation a property can be effectively unmortgageable. Instruct your lawyer to establish that position in writing before any deposit moves.
All three share the regional tax position, which is better than most of Spain: 7% ITP on resale, 10% IVA plus roughly 1.2% AJD on new build, and Patrimonio rebated at 100%, which removes the wealth tax for ordinary owners.
What to Verify Before You Reserve
- Which tax route applies: IVA plus AJD on new build, 7% ITP on resale, and what that does to your total.
- That the promoting entity on the reservation contract matches the guarantee issuer.
- That the municipality is not restricting new VFT registrations in your zone, and that the community statutes permit short lets.
- That inland comparables are priced against inland transactions, not coastal ones.
- That your yield model uses the real IBI and community figures for the specific block.
Steps common to every Spanish new build are in the non-resident buyer checklist.
Request a shortlist if you want the two or three schemes that fit a specific budget and sub-market.
The Rural Legality Trap: AFO and DAFO
This is the Andalucían problem that has no equivalent on the Costa Blanca, and it catches buyers looking for a country house with land.
A large number of houses built on rustic land in inland Andalucía were put up without a valid building licence, or outside the permitted urban footprint. They exist, they are lived in, they are advertised, and many of them cannot be legally registered, mortgaged or insured in the normal way. The regional mechanism for regularising them is an AFO or DAFO certificate, issued by the municipality, which recognises the building without making it fully legal.
What that means in practice: a property without AFO or DAFO may not be mortgageable, may not be extendable, may face demolition orders in the worst cases, and will be materially harder to sell on. The certificate itself costs money and takes months, and not every property qualifies.
If you are looking inland and the price seems detached from the market, this is usually why. Ask for the certificate or the licence before anything else, and have a local lawyer confirm the cadastral and land-registry descriptions actually match the building standing on the plot. The urban planning certificate guide explains what to request.
New build from an established developer does not carry this risk, which is part of what you are paying for.
Seville and Granada: the Non-Tourist Case
Foreign buyers rarely start here, which is exactly why the numbers work.
Seville is a provincial capital of roughly 680,000 people with a university, a regional government, a port and an aerospace cluster. Our stock in the Seville metro area starts at €219,400. The tenant is a Spanish professional on an annual contract. There is no shoulder season, no key handover logistics, no cleaning turnover, and no VFT licence question unless you specifically want to run short lets in the historic centre, where the city has been tightening.
Granada is smaller and more student-driven, with the university dominating the rental cycle. Yields look attractive on paper and the exit pool is domestic.
The trade against the coast is honest: you give up the international resale liquidity that makes a Marbella exit straightforward, and you give up the lifestyle case that motivates most foreign buyers in the first place. What you get is a lower entry, a steadier tenant and a net yield that survives contact with the tax position.
Insider tip: if the purchase is genuinely an investment rather than a second home, run the Seville numbers before you run the coastal ones. Most buyers do it the other way round and then wonder why the net yield disappointed.
Total Purchase Costs
| Line | New build | Resale |
|---|---|---|
| Tax | 10% IVA + 1.2% AJD | 7% ITP |
| Notary | €600 to €1,200 | €600 to €1,200 |
| Land registry | €400 to €800 | €400 to €800 |
| Independent lawyer | 1% to 1.5% | 1% to 1.5% |
| Total over price | roughly 12% to 13% | roughly 9% to 11% |
On the regional median of €470 000 that is approximately €56,000 to €61,000 on a new build. The cost of buying guide works a purchase through line by line.
Thinking About the Exit
Andalucía splits on exit as sharply as it splits on price.
On the Málaga coast your buyer is likely to be another foreigner, which means your sale competes in the same currency cycle you bought in. A weak pound or a weak dollar softens both your entry and your exit, and the two do not always coincide.
Inland, your buyer is Spanish, and Spanish mortgage conditions and domestic incomes drive your resale rather than sterling. On the Almería coast you are somewhere between the two, with a buyer pool that is real but thinner and slower than Málaga’s.
Non-resident sellers should also plan for the 3% retention: the buyer withholds 3% of the sale price and pays it to the Spanish tax authority against your capital gains liability, and you reclaim any excess afterwards. Factor the timing into your cash planning. The capital gains guide covers the mechanics.
Frequently Asked Questions
No, and the difference matters for price. Of the 75 developments we list in Andalucía, the coastal Málaga strip carries the premium while Seville, Granada and the Almería coast price materially lower. Our cheapest Andalucían entry is €170 000 on the Almería coast against a regional median of €470 000.
Resale purchases carry ITP at a flat 7% in Andalucía, one of the lower rates in Spain. New build instead carries 10% IVA plus 1.2% AJD stamp duty. Notary, land registry and independent legal fees add a further 1.5% to 2.5% on either route.
Andalucía applies a 100% rebate on the regional Patrimonio wealth tax, which in practice removes it for most owners. The state-level solidarity tax on large fortunes can still apply above its own threshold, so high-value buyers should take advice rather than assume the rebate is the end of the question.
Seville and Granada price lower and let year-round to students, professionals and domestic tenants, which usually beats a coastal short-let on net yield once the VFT licence position and management fees are modelled. The Almería coast sits between the two. Gross yields on the Málaga coast look higher and net out lower.
Yes, for any nightly let anywhere in the region, through the Junta de Andalucía register. What varies is whether the municipality restricts new registrations by zone and whether the community of owners has prohibited short lets in its statutes. Both must be checked for your specific unit before you reserve.
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