Updated in September 2026 — data verified on that date.

Buying property on the Costa del Sol: the complete guide for French and Belgian buyers

Buying a flat in Estepona or a villa in Benahavís from Lyon or Namur is no adventure: it’s a well-defined process, provided you’re familiar with the Spanish rules. The notary does not play the same role here, the tax system for non-residents follows its own logic, and each coastal town has its own property prices and demographic profile.

This guide serves as the entry point to the NOMA dossier dedicated to property on the Costa del Sol: why the market appeals to French-speaking buyers, the seven key topics to understand before signing, the buying process, the actual costs in Andalusia, choosing the right area, and the strategy best suited to your profile. Each section links to a detailed guide. We speak from a practitioner’s perspective: NOMA is a buyer’s agent founded by three Belgian partners, working exclusively on behalf of the buyer. The figures are dated and sourced; the price ranges are indicative.

Why the Costa del Sol appeals to French and Belgian buyers

The Costa del Sol attracts French-speaking buyers because it combines a liquid market, sustained foreign demand and direct access from Paris or Brussels. In 2025, Spain recorded 705,357 property sales, of which 13.82 per cent were made by foreigners – a record high according to the Estadística Registral Inmobiliaria published by the Colegio de Registradores. In the province of Málaga, this figure reached 31.11 per cent in the fourth quarter of 2025: nearly one in three purchases was made by a non-Spanish buyer.

Belgians and French buyers account for a significant proportion of this figure: in the fourth quarter of 2025 alone, the Registradores recorded 1,175 French purchases and 1,045 Belgian purchases in Spain. Among non-resident foreign buyers in 2025, notarial data reported by idealista/news (June 2026) even places Belgium (4,305 transactions) ahead of France (3,913), despite having six times fewer inhabitants.

The downside is the pressure on prices. According to the idealista report for the province of Málaga, the average price per square metre reached €4,293 in August 2026, compared with €2,924 across Spain. Francisco Iñareta, a spokesperson for idealista, summarised the trend in early 2026 in Forbes España as follows: “In 2026, prices will stabilise in areas where they have been capped, whilst they will continue to rise in markets where no intervention has taken place, a situation that will further reduce supply.” The Costa del Sol falls into the second category: good properties sell quickly, and being prepared makes all the difference.

The 7 key areas to master before buying

A successful property purchase on the Costa del Sol rests on seven cornerstones, presented in the logical order of a project, each with its own dedicated guide.

The Spanish property purchase process in 6 steps

The property purchase process in Spain involves six stages, from obtaining a NIE to registration in the land registry, and typically takes 2 to 4 months for a standard transaction. What sets the Spanish process apart is the division of roles: the notary authenticates the documents, whilst the solicitor protects your interests. The timeframes below, based on real-world experience, may vary depending on consulates and banks.

Budget and actual costs: be well prepared

The costs associated with buying a property in Andalusia amount to between 10% and 13% of the purchase price, depending on whether the property is old or new. Since 28 April 2021, the Junta de Andalucía has applied a single standard rate of 7 per cent ITP (Impuesto de Transmisiones Patrimoniales) on existing properties and 1.2 per cent AJD (Actos Jurídicos Documentados), as confirmed by Law 5/2021. A new-build property purchased directly from the developer is subject to 10 per cent VAT plus the 1.2 per cent AJD. Add to this the notary’s fees, land registry fees, solicitor’s fees and, where applicable, mortgage costs.

As for financing, Spanish banks lend to non-residents with an LTV (loan-to-value ratio) of 60 to 70 per cent of the valuation, compared with 80 per cent for residents: you must therefore contribute 30 to 40 per cent of the price plus the fees. Fixed interest rates offered to non-residents range from 2.55% to 3.4% (nominal annual interest rate) in September 2026, according to Spanish comparison websites (indicative range), over a term of 10 to 30 years. A French or Belgian national can also take out a mortgage on a property in their own country to make a cash purchase in Spain. The four financing options are compared in our guide to budgeting and financing a property purchase in Spain.

Choosing the right area for your profile

The choice of area determines the price, use and resale value of a property on the Costa del Sol, where prices per square metre can vary by a factor of three along 150 km of coastline. In August 2026, idealista reported a price of €5,956 per square metre in Marbella, compared with €2,188 per square metre in Vélez-Málaga, in the Axarquía region; in between, Estepona, Fuengirola, Benalmádena, Málaga city (€3,938 per square metre) and Mijas make up the heart of the French-speaking market.

These averages mask considerable internal variations: in Marbella, Elviria is not priced at the same level as the Golden Mile. The right question is therefore not ‘Marbella or Estepona’ but ‘what is the intended use, what is the budget, and how far is it from the airport?’. Our guide to where to buy on the Costa del Sol breaks these criteria down area by area.

The type of property is just as important as the area. A villa requires checks that an flat does not (first occupancy licence, cadastral boundaries); a finca rústica may not be suitable for building on; an off-plan purchase depends on bank approval guaranteeing your instalments. The overview of property types on the Costa del Sol details the key considerations for each.

Retirement, investment, second home: which profile fits you?

Your buying strategy on the Costa del Sol depends first and foremost on how you intend to use the property: tax implications, financing and the ideal location will vary depending on whether you plan to live there, let it out or use it for a few weeks a year. A mixed profile will favour areas with dual demand such as La Cala de Mijas, Estepona or Fuengirola.

For a non-resident, annual Spanish tax liability consists solely of the IBI (municipal property tax) and the IRNR (non-resident income tax). According to the Agencia Tributaria, an unlet property generates imputed income equal to 1.1 per cent of the cadastral value (2 per cent if this has not been revised since 2012), which is taxed at 19 per cent for an EU resident, via Form 210. Rental income is taxed at 19 per cent after deduction of expenses for EU residents. As for the Golden Visa scheme, it has been closed since 3 April 2025.

The same strategy therefore does not apply in exactly the same way to a couple from Lille as it does to a couple from Antwerp. The guide to retirement on the Costa del Sol for French and Belgian nationals deals with pensions and nationality procedures on a country-by-country basis; the section on rental investment on the Costa del Sol compares returns and constraints; the section ‘After the purchase: owning property in Spain’ covers the obligations that follow the signing of the contract.

Support from NOMA: Where real estate feels right.

NOMA is a French-speaking buyer’s agent on the Costa del Sol: an agent who represents the buyer, and the buyer alone, from the initial search right through to the completion of the sale. The difference compared to a traditional estate agency lies in the mandate: the agency is appointed by the seller; NOMA is appointed by you and remunerated through a share of the seller’s estate agent’s commission, at no extra cost to the buyer. The property we show you is not the one we are obliged to sell; it is the one that meets your specifications.

Founded by three Belgian partners, NOMA structures the process in three stages: a buyer’s assessment (profile, realistic budget including fees, target area), a search of the entire market, including estate agents and developers, followed by the Property Check 360°, a legal, planning and technical verification carried out before the deposit is paid and supplemented by due diligence from an independent solicitor. Full details can be found on the ‘Our Method’ page; SOL, NOMA’s AI, answers your initial questions online.

Buying property on the Costa del Sol: your questions

Can you buy property in Spain without living there?

Yes, a French or Belgian national can buy a property in Spain without living there and without any special authorisation. They will need a NIE, a Spanish bank account to pay taxes, and, if taking out a mortgage, a deposit of 30 to 40 per cent of the purchase price, as banks limit loans to 60–70 per cent of the property’s value for non-residents. The purchase can be completed remotely via a notarised power of attorney (poder notarial). In 2025, 13.82 per cent of property sales in Spain were made by foreign buyers.

What additional costs should you expect on top of the purchase price in Andalusia?

Allow for 10–13 per cent of the purchase price. For an older property, the ITP (property transfer tax) is 7 per cent in Andalusia; for a new-build, VAT is 10 per cent plus 1.2 per cent AJD (stamp duty). Added to this are the notary’s fees (around €800 to €1,500), land registry fees (€400 to €900), an independent solicitor’s fees (around 1% excluding VAT) and, if a mortgage is involved, the bank’s valuation. For a second-hand flat costing €300,000, the total budget is around €327,000.

Is the Costa del Sol affordable on a budget of €250,000?

Yes, provided you target towns where the average price is below €4,300 per square metre in August 2026: Torremolinos (€4,229 per m²), Nerja (€3,952 per m²), Mijas (€3,711 per m²) or Torre del Mar (€2,188 per m² for Vélez-Málaga). A budget of €250,000 including fees corresponds to a purchase price of around €228,000, which would buy a flat of 55 to 60 m² in Torremolinos or one of over 100 m² in the Axarquía. In Marbella, this budget only covers studio flats or properties in need of renovation.

Does the Spanish notary protect the buyer?

No. The Spanish notary authenticates the deed and verifies the identity and legal capacity of the signatories, but does not check the property’s compliance with town planning regulations, its technical condition or the fairness of the contract. Unlike a French or Belgian notary, they have no duty to advise the buyer. Protection comes from an independent solicitor who carries out due diligence (nota simple, licences, service charges, maintenance fees) before the deposit is signed.