Costa Blanca · Costa del Sol
New Build Properties
Discover the latest off-plan developments and brand-new homes. Modern construction, energy-efficient specifications, and guaranteed prices.
Locations
New Builds by City
Torrevieja
68 properties
Fuengirola
66 properties
Mijas
50 properties
Los Alcázares
38 properties
Calpe
34 properties
Guardamar del Segura
25 properties
Pilar de la Horadada
19 properties
San Pedro del Pinatar
19 properties
Villajoyosa
16 properties
Benijófar
15 properties
La Manga del Mar Menor
13 properties
Águilas
13 propertiesAdvantages
Why Buy New Build on the Costa Blanca & Costa del Sol
New-build properties on the Costa Blanca and the Costa del Sol are constructed to the latest Spanish building code (Código Técnico de la Edificación), which mandates strict energy-efficiency standards. Whether you are looking at developments in Torrevieja and Orihuela Costa in the south of Alicante province, or in Estepona, Benahavís, and the Marbella area on the Costa del Sol, most modern projects achieve an A or B energy rating, incorporating double-glazed Low-E windows, thermal-break aluminium frames, high-density insulation in walls and roofs, and aerothermal heat-pump systems. The result is substantially lower energy bills compared with older resale properties, which often carry D, E, or even F energy ratings and require costly retrofitting to bring up to current standards.
One of the most compelling advantages of buying off-plan is the ability to personalise your home during the construction phase. Depending on how early you reserve, developers across both coasts typically allow you to choose floor tiles, kitchen finishes, bathroom fixtures, and sometimes even modify internal layouts — from a modern apartment in Benidorm to a luxury villa in Benahavís. This means you move into a property that feels truly yours from day one, without the cost and disruption of renovating a resale home after purchase.
Spanish law provides robust protection for new-build buyers. Under the Ley de Ordenación de la Edificación (LOE), every new-build property comes with a mandatory ten-year structural warranty covering the foundations, load-bearing walls, and roof. A three-year warranty covers habitability issues such as damp or faulty waterproofing, and a one-year warranty covers cosmetic finishes. These legal guarantees offer a level of security that simply does not exist when purchasing a resale property.
Beyond the warranties, modern construction translates directly into lower maintenance costs over the first decade of ownership. New plumbing, electrical wiring, and drainage systems mean fewer emergency repairs. Many developments also include contemporary infrastructure that is increasingly expected by today's buyers: underfloor heating powered by aerothermal systems, pre-installed solar panels for hot water or electricity generation, electric vehicle charging points in garage areas, and smart-home pre-wiring for automated lighting, blinds, and climate control. These features are difficult and expensive to retrofit into older buildings, making new build the most practical route to a modern, efficient home on the Costa Blanca or the Costa del Sol.
At a Glance
New Build Quick Guide
Step by Step
The Buying Process
Choose your development & reserve
Select a new-build project that matches your requirements and sign a reservation agreement. The reservation fee is typically between €3,000 and €10,000, which takes the property off the market while contracts are prepared. This deposit is usually deducted from the final purchase price.
Sign the contract & pay the deposit
Within approximately 30 days of reservation, you sign the private purchase contract (contrato privado de compraventa) with the developer. At this stage you pay a deposit of around 30% of the purchase price. Your lawyer should review the contract, building licence, and insurance guarantees before you sign.
Stage payments during construction
Depending on the developer, additional stage payments may be due during the build phase — for example, 20% when the structure is complete and 10% at lock-up stage. Each payment schedule is different, so check the contract terms carefully. All payments must be covered by a bank guarantee (aval bancario).
Final payment on completion & key handover
When the developer obtains the Licence of First Occupation (licencia de primera ocupación), you complete the purchase. The remaining balance — typically 30–40% — is paid at the notary when you sign the escritura pública (title deed). The keys are handed over on the same day.
Registration & connection of utilities
After completion, your lawyer registers the property at the Land Registry (Registro de la Propiedad). You then connect water, electricity, and internet, and set up direct debits for community fees and local taxes (IBI). The full registration process usually takes four to six weeks.
At a Glance
New Build Costs
New Build
Costa del Sol Villas
Legal Guarantees
Structural warranty
Foundations, walls & roof
Installations warranty
Plumbing, electrical, waterproofing
Finishes warranty
Cosmetic defects & snagging
Off-Plan Guide
Buying Off-Plan in Spain — Everything You Need to Know
Choose Your Property
Select from developer floor plans and visit show homes where available. Research the developer’s track record — check completed projects, online reviews, and whether they delivered on time. Compare developments in your target area and shortlist your preferred unit.
Reservation
Pay a reservation fee of €3,000–€10,000 to take the property off the market. The developer holds the unit exclusively for you while contracts are prepared. Note: this fee is usually non-refundable if you withdraw voluntarily.
Private Contract
Within 30 days of reservation, you sign the private purchase contract (contrato privado de compraventa) and pay 20–30% of the purchase price. Crucially, the developer must provide a bank guarantee (aval bancario) under Ley 57/68 (updated by Ley 20/2015) that protects all your stage payments.
Stage Payments
Pay in instalments during construction — typically 3–5 payments spread over 18–24 months, linked to construction milestones. Each payment is covered by the bank guarantee, so your money is protected if anything goes wrong.
Personalisation
Choose your finishes: kitchen worktops, tile colours, flooring, and bathroom fixtures. Personalisation options are usually available in the first 6 months of construction. The earlier you reserve, the more choices you have.
Pre-Delivery Inspection
Walk through the property before completion and create a snagging list of any defects or unfinished details. The developer is obliged to fix all items on the snagging list before handover.
Completion
Pay the remaining balance (typically 60–70% of the purchase price) at the notary. Sign the escritura pública (title deed), receive your keys, and benefit from the 10-year LOE structural warranty that comes with every new-build property in Spain.
Off-Plan
Modern New Builds
Typical Payment Plan
Off-Plan Schedule
Popular
Ciudad Quesada
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Your Money Is Protected
Spanish law requires that all off-plan payments are deposited into a special segregated account. The developer cannot access these funds until specific construction milestones are met and verified.
If the developer goes bankrupt or fails to deliver the property as contracted, the bank guarantee (aval bancario) ensures you receive a full refund of every payment you have made, plus legal interest.
This protection originates from Ley 57/68, which was significantly strengthened by Ley 20/2015. Your lawyer should verify the bank guarantee certificate for each stage payment before you transfer any funds.
Important: Never make any stage payment without first confirming that the corresponding bank guarantee has been issued and is valid. Your solicitor should handle this verification as standard practice.
Maya Kallio
Co-Founder & Business Consultant
Has guided hundreds of buyers through the off-plan process. Handles developer negotiations and contract reviews across both coasts.
Marco Elsinger
Co-Founder & Property Advisor
Born and raised on the Costa Blanca. Personally inspects every development and handles snagging, key handover, and after-sales support.
Comparison
New Build vs Resale — What's Different?
| Feature | New Build | Resale |
|---|---|---|
| Tax | 10% IVA + 1.2–1.5% AJD | 7–10% ITP |
| Condition | Brand new, no renovation needed | May need updates |
| Energy Rating | A or B (high efficiency) | Typically D–G |
| Warranty | 10-year structural, 3-year installations | None |
| Customisation | Choose finishes during construction | Renovate after purchase |
| Timeline | 18–24 months (off-plan) | 4–8 weeks to completion |
| Price | Fixed by developer, less negotiable | Negotiable (5–15% off asking) |
| Community Fees | May be higher (modern facilities) | Often lower (established) |
What to Expect
Standard Specifications
A quality new-build property on the Costa Blanca or Costa del Sol should include most or all of the following as standard.
Common Questions
Frequently Asked Questions
What are the additional costs when buying new build in Spain?
Budget for approximately 10–13% on top of the purchase price. The main costs are: IVA (VAT) at 10% of the purchase price (new builds are subject to IVA rather than transfer tax), stamp duty (AJD) of 1.5% in the Valencian Community or 1.2% in Andalucía (Costa del Sol), notary fees of around €600–€1,000, Land Registry fees of approximately €300–€600, and legal fees of about 1% if you use a solicitor. You should also allow for a bank valuation fee if you are financing with a mortgage.
Can I get a mortgage for new build property in Spain?
Yes. Spanish banks offer mortgages to non-resident buyers, typically lending 60–70% of the valuation or purchase price (whichever is lower). You can begin the mortgage application during the construction phase so that finance is ready for completion day. Interest rates, terms, and arrangement fees vary between lenders, so it is worth comparing at least three banks or using an independent mortgage broker.
What is a bank guarantee for off-plan purchases?
Under Spanish Law 38/1999 (Ley de Ordenación de la Edificación) and the updated regulations of 2015, developers must provide a bank guarantee (aval bancario) or insurance policy covering every payment you make during construction. If the developer fails to deliver the property or goes into administration, the guarantee ensures you receive a full refund of all stage payments plus legal interest. Always verify that your guarantee is in place before making any payment.
How long does new build construction typically take?
Most new-build developments on the Costa Blanca and Costa del Sol take between 12 and 24 months from reservation to key handover. Smaller villa projects — for example, in Orihuela Costa, Ciudad Quesada, or the hillsides above Estepona — may complete in 12–16 months, while larger apartment complexes with multiple phases in cities like Benidorm, Málaga, or Torrevieja can take 18–24 months. Delays can occur due to weather, supply-chain issues, or permit approvals, so check the developer’s track record before committing.
Do I need an NIE to buy property in Spain?
Yes. The Número de Identificación de Extranjero (NIE) is a tax-identification number required for all property transactions in Spain. You can apply at a Spanish consulate in your home country or at a National Police station in Spain. Processing typically takes two to four weeks, though it can vary. Our team can assist with the NIE application as part of the buying process so it is ready before you need to sign contracts.
Co-Founder & Business Consultant
Maya co-founded OceanHome and has guided hundreds of buyers through the new-build purchasing process on the Costa Blanca and Costa del Sol. From reservation to key handover, every step in this guide is based on first-hand experience across both coasts.
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Our team works directly with leading developers on the Costa Blanca and Costa del Sol. Get early access to new projects and guaranteed off-plan pricing.