New build Costa del Sol
New-build guide Costa del Sol 2026
A new wave of projects is coming to market on the Costa del Sol in 2026: light-filled apartments with spacious terraces, villas on the best plots, and developments that won't be completed for another two years. For buyers and investors that's interesting, because getting in early means buying at launch prices, choosing the best positions in the project yourself, and paying in instalments as construction progresses. We follow the market closely and tell you honestly when a project isn't worth it.
Quick advice
What to look for in a new-build project
Location
Don't judge the brochure, judge the spot: the distance to the beach, the village, and the airport, what may still be built next to or in front of the project, and what the view will look like in five years. We walk the site and the surrounding building plans for you.
Completion and planning
Ask for the building permit (licencia de obra), the completion date, and the payment schedule, and have it recorded what happens in case of delay. A few months' slippage is normal on this coast; six months or more should be addressed in the contract.
Guarantees and safeguards
Your instalment payments should be covered by a bank guarantee or insurance policy on a separate account. On top of that, the developer's statutory warranty applies: one year on finishing, three years on installations, and ten years on the structure.
Notarial guidance
Reservation and purchase contracts from developers are written in their favour. We have every contract checked by our lawyer, arrange the NIE number and powers of attorney, and stand beside you at the notary for the transfer.
Costs on top of the asking price
For new build, expect roughly 13% on top: 10% VAT, 1.2% stamp duty (AJD), and around 2% for lawyer and notary. Also budget for utility connections, kitchen and bathroom upgrades, and the annual community fees.
Financing
A Spanish bank usually only finalises the mortgage for new build around completion, while you're already paying the instalments. Work through that cash flow in advance, or use our Mortgage check as a first indication.
Free guide
Download our free guide: New-build Selection Costa del Sol 2026
Last updated: July 2026
In this guide we bring together the new-build projects on the Costa del Sol we find most interesting for 2026, with our own take on each. So you have a single document to start your search with.
- The new-build projects we currently find most interesting
- What to look out for before reserving off-plan
- Personal guidance in your own language, from orientation to the notary
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