New Developments & Off-Plan Properties, Costa del Sol

New Developments & Off-Plan Properties, Costa del Sol

Discover prime new-build developments, pre-launch access, and off-plan luxury villas across Marbella, Benahavís, Estepona, and Sotogrande with 100% bank guarantees.

Pipeline

Curated New Developments & Off-Plan Pipeline

Direct master developer partnerships, pre-launch price lists, and statutory bank guarantees across Marbella, Benahavís, Estepona, and Sotogrande.

All Locations Benahavís (1) Estepona (2) Marbella (2) Sotogrande (1)
Mirador del Mar
Under Construction
Featured

Estepona Golf, Estepona ·Costa Premier Developments

Mirador del Mar

A collection of 68 contemporary apartments, duplexes and villas set within Estepona Golf — five minutes from the beach, ten from Puerto Banús.

Residences68 Units
Est. CompletionQ3 2027
From €495.000
View Development Details →
The Edge Frontline Bay
Nearing Completion Bank Guarantee
Featured

Seghers, Estepona ·Kronos Homes

The Edge Frontline Bay

Architectural masterpiece by Rafael de La-Hoz with direct Mediterranean beach access and private infinity pools.

Residences68 Units
Est. CompletionReady / Q3 2026
From €1.450.000
View Development Details →

New-build residential development across the Costa del Sol offers international buyers A-rated energy efficiency, bespoke floorplan customization, and statutory bank guarantees (Aval Bancario) under Spanish Law 20/2015.

8%–15%

Pre-Launch Equity Advantage¹

10% + 1.2%

Statutory Tax (IVA + AJD)²

100% Protected

Bank Guarantees (Law 20/2015)³

10-Year

Structural Warranty (LOE)⁴

¹ Historical regional pricing advantage captured during pre-launch reservation vs final delivery list prices. Not an agency guarantee. ² Statutory new-build purchase taxes in Andalucía (10% IVA + 1.2% AJD). ³ All stage deposits held in dedicated escrow accounts protected by individual Bank Guarantees (Aval Bancario). ⁴ Statutory 10-year structural building warranty under Ley 38/1999 (Seguro Decenal).

VIP Pre-Launch Allocation

Request Priority Development Dossiers

Gain first-look access to architectural master plans, unit matrices, and pre-launch developer price sheets across Marbella, Benahavís, Estepona, and Sotogrande.

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Financial Mechanics

The Off-Plan Payment & Milestone Schedule

Staggered milestone capital commitments protected by statutory bank guarantees.

Stage & TimingTypical Payment %Buyer Milestone TriggerStatutory Legal Protection
1. Reservation Agreement€6,000 – €20,000 DepositFreezes unit price & removes property from open market (14–30 days)100% refundable if lawyer finds urbanistic defects during legal due diligence.
2. Private Purchase Contract (PPC)20% to 30% (less deposit) + 10% IVAExecuted upon Building License (Licencia de Obras) verificationDeveloper issues individual Bank Guarantee (Aval Bancario) under Law 20/2015.
3. Construction Milestones10% to 20% in staggered tranchesTriggered upon structural milestones (foundations, enclosure, roof structure)Certified by independent architect progress reports; covered by Bank Guarantee.
4. Completion & Notary HandoverRemaining 50% to 60% Balance + IVAKey handover, Notary Deed (Escritura) signing, mortgage drawdownLPO (First Occupancy License) verified; 10-Year Structural Warranty (Seguro Decenal) takes effect.
Statutory Buyer Security

How Spanish Law 20/2015 Protects Your Off-Plan Capital

Spain enforces some of Europe's most rigorous consumer protection laws for off-plan real estate. Developers cannot access buyer funds for general corporate use — every cent is ring-fenced in a designated bank escrow account.

1-Year WarrantyCosmetic finishes, paintwork, joinery, and aesthetic detailing.
3-Year WarrantyHabitability, aerothermal climate systems, plumbing, and acoustic insulation.
10-Year Seguro DecenalStructural integrity, load-bearing pillars, beams, foundations, and soil stability.
Request Off-Plan Legal Guide → Explore Buyer Tax Guide

Comparative Economics

New-Build vs Resale: The True Cost & Value Analysis

Key MetricOff-Plan / New DevelopmentEstablished Resale Property
Purchase Taxes (Andalucía)10% IVA + 1.2% AJD (11.2% Total)7% ITP (Impuesto sobre Transmisiones)
Energy Rating & Climate ControlClass A / B (Underfloor Aerothermia, Solar PV)Class D / E / F (Standard split A/C, high utility bills)
Initial Renovation Capex€0 (Turnkey brand-new fittings)€100k – €500k+ (Kitchen, bathrooms, piping, glazing)
Structural Warranty Protection10-Year Mandatory Insurance (Seguro Decenal)Sold "As-Is" (Caveat Emptor; 6 months latent defect claim)
Layout & Finish CustomizationFull customization options (tiles, kitchens, layouts)Fixed layout requiring municipal building licenses (Licencia de Obras) to modify

Geographic Intelligence

Prime Development Corridors

Where new construction capital is concentrating across the Costa del Sol.

01

Marbella Golden Mile Infill & Branded Enclaves

Ultra-prime, low-density boutique developments commanding €10,000–€25,000/m². Characterized by designer-branded partnerships (Fendi Casa, Karl Lagerfeld) and private hotel-grade wellness amenities.

Typical Price: €1.5M – €20M+

02

Estepona New Golden Mile & Cancelada

The most dynamic growth corridor on the coast. Contemporary villa communities and resort-style apartment complexes within walking distance to beaches, international schools, and golf clubs.

Typical Price: €450k – €3.5M

03

Benahavís Hills & Real de La Quinta

Master-planned 200-hectare eco-reserves featuring private lakes, boutique hotels, equestrian centers, and panoramic sea view penthouses integrated into the foothills of the Serranía de Ronda.

Typical Price: €850k – €8M+

04

Sotogrande La Reserva & Alto

Private gated communities centered around championship golf (Valderrama, Real Club Sotogrande), private lagoons, and eco-sustainable master-built residences favored by established European dynasties.

Typical Price: €1.2M – €12M+

Daniel Herovic — Founder & Managing Director, iPropertiesHQ
Private Development Advisor

Secure Pre-Launch Allocations with Daniel Herovic

Direct partnerships with premier Costa del Sol master developers. Securing priority unit reservations, private pre-launch price lists, and bespoke floor plan customization for discerning international buyers.

WhatsApp Daniel Direct +34 614 395 451

Legal & Practical Intelligence

Frequently Asked Questions

New-build residential purchases in Andalucía incur 10% VAT (IVA - Impuesto sobre el Valor Añadido) plus 1.2% Stamp Duty (AJD - Actos Jurídicos Documentados), making the statutory direct tax total 11.2%. Resale properties incur a flat 7% Transfer Tax (ITP) instead. Commercial premises or residential plots purchased from a developer carry 21% IVA.
Under Spanish Law 20/2015 and the Building Act (Ley 38/1999 de Ordenación de la Edificación), developers are legally required to deposit all stage payments into a dedicated special bank escrow account. The developer must provide an individual Bank Guarantee (Aval Bancario) or insurance policy for each buyer, guaranteeing a 100% refund of all paid amounts plus legal interest if construction delays exceed contractual limits or fails to receive the First Occupancy License (LPO).
Spanish Law 38/1999 (LOE) establishes three statutory warranty tiers: (1) 1-Year Finish Warranty covering cosmetic defects, paintwork, and minor finishes; (2) 3-Year Habitability Warranty covering electrical, plumbing, insulation, and aerothermal installations; and (3) 10-Year Structural Warranty (Seguro Decenal) backed by mandatory insurance covering structural stability, foundations, and load-bearing structures.
A standard off-plan payment schedule consists of: (1) Initial Reservation Fee of €6,000–€20,000 (fully refundable during legal due diligence); (2) 20% to 30% (+IVA) upon signing the Private Purchase Contract (Contrato de Compraventa) once the Building License (Licencia de Obras) is confirmed; (3) 10% to 20% (+IVA) in staggered construction milestone payments; and (4) The remaining 50% to 60% balance upon completion and Title Deed signing before a Spanish Public Notary.
Pre-launch buyers purchase directly from master developers before public portal advertising begins, securing early-phase price lists that typically represent an 8% to 15% discount compared to final completion pricing. Early buyers also secure prime unit selection (penthouse positions, optimal south-facing sea orientations, and corner plots) and customized interior floor plans.
The LPO is the official municipal certificate issued by the local Town Hall confirming that the finished building strictly complies with the approved architectural project and urban planning laws. The LPO is legally required to contract utility supplies (water and electricity) and is mandatory to apply for a tourist rental license (Vivienda con Fines Turísticos / VFT).
Yes, and it is strongly recommended. Prior to signing the Title Deed (Escritura) at the Notary, buyers or their appointed independent technical surveyor conduct a comprehensive snagging inspection (Lista de Repasos) to document any cosmetic, electrical, or plumbing imperfections, which the developer is contractually obligated to remedy under the statutory 1-year finish warranty.
Yes. Spanish banks typically offer 60% to 70% Loan-to-Value (LTV) for non-resident buyers. For off-plan purchases, the mortgage is formally approved and drawn down at the final completion stage before the Notary to cover the remaining balance (typically 50%–60%), though non-residents should secure pre-approval early in the construction cycle.
iPropertiesHQ conducts rigorous independent due diligence on every project: verifying that the municipal Building License (Licencia de Obras) is fully granted, confirming unencumbered land ownership at the Land Registry (Registro de la Propiedad), auditing the master developer's financial solvency and previous delivery track record, and validating that the mandatory special escrow account and bank guarantee policy are operational.
Under Spanish contract law (Cesión de Contrato), off-plan contracts can potentially be assigned to a secondary buyer before Notary completion if permitted by the developer in the Private Purchase Contract (PPC). If permitted, the original buyer can realize accumulated capital growth prior to key handover, subject to developer consent and applicable regional tax regulations.

Explore the New Developments Portfolio

01. Early AccessPre-Launch OpportunitiesPriority allocations 3–6 months before public launch.02. PartnershipsDeveloper NetworkInstitutional collaboration with master developers.03. PrivacyOff-Market PropertiesConfidential private placements under signed NDA.

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