Property · Our pick in Andalusia
Buying property in Andalusia: the back story
The back story
About Buying property in Andalusia: the back story
Buying a home in Andalusia follows Spanish national rules, with a regional transfer tax. Foreign buyers can buy freely, but the process has its own steps, and residence is a separate question from ownership.
The steps
You will need an NIE, the tax identification number for foreigners, and a Spanish bank account. After a private reservation and purchase contract, the sale is signed before a notary and recorded at the Land Registry (Registro de la Propiedad).
Taxes
On resale homes, Andalusia charges a property transfer tax (Impuesto de Transmisiones Patrimoniales) at a general rate of 7%, set by the region’s Ley 5/2021, with reduced rates for some buyers. New homes pay VAT and stamp duty instead. The Agencia Tributaria de Andalucía publishes the current rules.
Spain’s golden visa for property investors ended on 3 April 2025: buying a home no longer brings a residence permit.
Residence
The golden visa for property investors was abolished by Organic Law 1/2025 with effect from 3 April 2025. Non-EU buyers who want to live in Spain need to look at other residence routes, with a lawyer.
Holiday lets
Renting a home to tourists in Andalusia requires registration with the regional tourist register, and some cities limit new holiday lets in certain areas. Check the rules before you buy with letting in mind.
Advice
Use an independent lawyer (abogado) who does not work for the seller or the agent. This page is general information, not legal or tax advice.
Our advice: on the Costa del Sol, see our Marbella guide for the agents who know it best.
Why it's on our list
- The steps
- Taxes
- Residence
- Holiday lets
- Advice
Opening hours, prices and seasonal openings change, so please check with Buying property in Andalusia: the back story before you go.