By Sem Grijpink · 3 October 2026 · 7 min read
New build or resale in Spain: which suits you?
Dutch buyers on the Costa del Sol increasingly choose between a new-build apartment and an existing home. Both can be the right choice, but they differ in tax, payment schedule, guarantees and what you get for your money. Below are the main differences at a glance.
Tax and additional costs
For a resale home in Andalusia you pay 7% transfer tax (ITP). For new build from a developer you pay 10% VAT (IVA) plus 1.2% stamp duty (AJD). As a result, additional costs come to about 9 to 10% of the purchase price for resale, and about 13 to 14% for new build.
On paper that difference is large, but new build usually offers higher quality and lower maintenance costs in the first years. Always count the total picture, not just the tax.
Payment schedule and timeline
For a resale home you pay the rest at the notary after the reservation and the deposit contract, usually within weeks to a few months. For off-plan new build you pay in instalments during construction, often a sizeable part before completion, and the rest at the notarial handover.
A construction project often takes one and a half to two years or longer, and delays happen. Align your planning with that, especially if you want to use or rent out the property in a certain season.
Security and guarantees
For off-plan new build the developer must guarantee your advance payments with a bank guarantee or insurance. Always ask for proof of this. After handover, the Spanish building law provides a guarantee of 1 year on finishing, 3 years on habitability and 10 years on the structure.
With a resale home you are responsible for the checks yourself: ownership, debts on the property, community debts, permits and the condition of the building. That makes an independent lawyer, and preferably a structural inspection, extra important.
What you get for your money
New build offers modern layouts, good insulation and energy labels, shared facilities such as pools, and often parking and a storage room. You sometimes choose your own finish and you are the first occupant.
A resale home is often in a sought-after location that can no longer be built on, has mature gardens or planting, and sometimes offers more square metres for the same money. You see what you buy and can move in or rent out right away, but should allow for a possible renovation.
Which suits whom
New build suits those who value a modern home, guarantees and little maintenance, and who do not need the keys right away. Resale suits those looking for a specific location, space or a directly available home, and for whom the lower additional costs weigh in.
In our listings you will find both. In doubt? We are happy to explain the differences based on your own budget and planning.
Frequently asked questions
Is new build or resale cheaper in Spain?+
Additional costs are lower for resale (about 9 to 10% versus about 13 to 14% for new build). The purchase price depends on location, size and condition, so always compare the total budget.
Should I demand a bank guarantee for off-plan new build?+
Yes. The developer must guarantee your advance payments with a bank guarantee or insurance. Ask for written proof before your first payment.
How long does it take before a new-build home is finished?+
A construction project often takes one and a half to two years or longer, and delays happen. Ask about the planned completion date in the contract and what happens in case of overrun.
Questions about your own situation?
We're happy to think along with you, without obligation and in your own language.
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