€14,800 / m²
La Zagaleta
A 9 km² private estate above Benahavís.
A Practical Guide
Move to Marbella.
The manual we wish we'd been given.
Everything a newcomer needs in one place. Interactive zone map. Honest pros and cons. Purchase structures, visa routes, taxes, cars, schools, healthcare, banking. From the desk that's been representing principals on this coast since 2018.
Why so many move here
Marbella is one of the few cities in Europe where four things overlap: a major international airport at 50 minutes, Sierra Nevada skiing at 2 hours, 320 sunshine days a year on the Mediterranean, and a mature English-speaking infrastructure. Add the favourable tax regimes — Andalusia's wealth-tax exemption, the Beckham Law for new employees, the Digital Nomad Visa and the Non-Lucrative Visa — and Marbella is the most accessible luxury relocation in Western Europe.
320 sun days a year
Mediterranean coast at 36° N — same latitude as Northern California. Subtropical microclimate sheltered by Sierra Blanca to the north. Sea swimming May–November. Winter daytime 17–19°C.
Málaga airport — 50 min
200+ daily flights to London, Paris, Frankfurt, Dubai, Moscow, New York. Costa del Sol's primary international gateway. Marbella centre to AGP arrivals: 45–55 min via A-7.
Sierra Nevada skiing — 2h 15m
Spain's southernmost ski resort (Pradollano, peak 3,398 m). Open Dec–Apr. Ski in the morning, swim at Marbella in the afternoon — verified, the Muse desk does this every season.
Seven international schools
Aloha College (British), Swans International, Atlas American, Sotogrande International (IB), Laude San Pedro, British School of Marbella, Colegio Alemán. Fees €8k–22k/year per child.
Private healthcare network
Quirónsalud, Vithas Xanit, HC Hospital Marbella. English-speaking staff standard. Private plans (Sanitas, DKV, ASISA) €50–120/month/adult. Pharmacy network dense — 60+ in Marbella centre.
€1.5M+ market +47% since 2018
Marbella premium register compounded ~5.6%/year over 7 years (Muse Property Index, verified Land Registry). La Zagaleta +73%, Golden Mile +52%, Sierra Blanca +48%. Supply constrained post-2018 planning tightening.
Interactive map
12 districts, 8 international schools, 5 hospitals, 12 beaches, 17 top restaurants, 10 chiringuitos — every point hand-curated, every coordinate verified. Click any marker for description and living advantages. Filter categories on/off with the chips.
The Costa del Sol
Twelve districts. Each its own city.
La Zagaleta is a private estate behind one gate. Sotogrande is polo + Valderrama golf. Estepona is Spanish daily life with a 21 km paseo. Puerto Banús is yachts and luxury retail. Each district has its own register, its own weight on the coast.
Click any card to open its full briefing — surrounding schools, hospitals, beaches, restaurants, golf, marinas, what makes it worth living in, and the drive times.
How to structure the purchase
Three routes: personal (individual), Spanish SL company, or foreign holding. Each has different tax treatment on purchase, annual carry, and resale. Below is the comparison we share with every principal at the briefing stage.
| Aspect | Personal (Individual) Purchase | Spanish SL (Sociedad Limitada) Purchase | Foreign Company (Holding) |
|---|---|---|---|
| Suitable for | Primary residence, single property, simple structure | Multi-property portfolio, family wealth structuring, professional rental | Rarely advisable — historic patterns, often less efficient now |
| Upfront taxes | ITP 7% on resale (Andalusia rate), or IVA 10% + AJD 1.2% on new build | Same ITP/IVA + AJD as personal, plus ~€1,500 incorporation cost | ITP/IVA + AJD as above |
| Annual carry | IBI ~0.4–1.1% of cadastral value, Patrimonio (currently fully bonificada in Andalusia) | ~€2,000–4,000 accountant + Corporate Tax 25% on profits + Mercantile Registry fees | Patrimonio applies to non-EU foreign companies on Spanish property, plus accountant in home jurisdiction |
| On sale | CGT 19–28% on gain (resident) or 24% flat (non-resident) | Corporate Tax 25% on capital gain | Spanish CGT 19% + potentially home-jurisdiction taxes |
| Pros | Simple, immediate, no annual accounting overhead | IBI deductible, professional structure for rentals, clearer succession via share transfer | Anonymity (now limited post-2024 transparency rules) |
| Cons | Inheritance simpler but progressive Sucesiones; less suitable for portfolios | Annual admin cost, double taxation if dividends paid out, more bureaucracy | Spanish Patrimonio applies; tax treaty intersection complex; banks increasingly reluctant |
Most-asked question: if buying a single primary residence, personal is almost always the right answer. If buying for a family wealth structure with three or more properties, an SL starts to make sense. We model both for every principal at the briefing stage. The numbers shift with the buyer's country tax position — our desk works with bilingual fiscalistas to model the full picture.
Taxes for owners and residents
Purchase taxes
- ITP (resale): 7% in Andalusia (was 8–10% pre-2022 reform)
- IVA (new build): 10% + AJD 1.2% = ~11.2% combined
- Notary + Registry: ~€2,000–4,000 fixed
- Lawyer: 0.5–1% of price, bilingual recommended
Annual carry
- IBI: 0.4–1.1% of cadastral value (cadastral ≪ market)
- Basura (garbage): €120–400/year
- Comunidad (community fees): €1,800–24,000/year depending on building
- Patrimonio (wealth): currently 100% bonificada in Andalusia 🇦🇩 (no wealth tax due, regional decision)
- Renta del NR (non-resident income): 19% EU / 24% non-EU on imputed rental value
On sale
- Plusvalía Municipal: tax on increased cadastral value during ownership
- Capital Gains: 19% (resident, progressive), 24% (non-resident flat)
- 3% retention at sale (non-resident): buyer withholds, refunded on filing
If you become resident
- IRPF (income tax): progressive 19–47% (Beckham flat 24% if eligible)
- Sucesiones (inheritance): Andalusia 99% bonificada for direct line
- Tax treaty: credit for foreign tax paid via Spain's 90+ treaties
Full tax explainers in our guides: Non-resident tax, Beckham Law.
Visa and residency routes
Four working routes for non-EU citizens in 2026. Pick the one that matches your income source — passive income, remote work, employment, or business.
Non-Lucrative Visa (NLV)
Qualifying: ~€29,000/year passive income for main applicant + ~€7,200 per dependent. Accepted: dividends, rental, pension, royalties.
Pros: The default route for retirees / passive-income principals after the Golden Visa repeal. Renewable: 1 year initially, then 2 + 2, then 5-year permanent. Family included. Path to citizenship at 10 years.
Cons: Cannot work in Spain (any source). Must spend 183+ days/year to maintain → Spanish tax resident from year one. Private health insurance required.
Timing: 2–4 months at the Spanish consulate in your country of origin
Digital Nomad Visa (DNV)
Qualifying: ~€2,762/month income (200% of Spain SMI) from remote work for non-Spanish employers/clients. Spanish-source income ≤20%.
Pros: Allows work from Spain. Beckham Law eligible concurrently → flat 24% tax. 3-year initial, 2-year renewals. Family included. Bachelor degree OR 3+ years professional experience.
Cons: Income must originate outside Spain. Proof of remote employment for ≥3 months required.
Timing: 20 working days in-Spain; 30–60 days via consulate
Beckham Law (Régimen Especial)
Qualifying: Move to Spain for: (a) employment with Spanish employer, (b) director role in Spanish company (<25% stake), or (c) Digital Nomad Visa. Must NOT have been Spanish tax resident in prior 5 years.
Pros: Flat 24% tax on Spanish-source income up to €600,000 (vs progressive 19–47%). No tax on foreign-source income (with limited exceptions). No Spanish wealth tax on foreign assets. Six years.
Cons: Tied to employment angle — property purchase alone does NOT qualify. Apply within 6 months of becoming tax resident.
Timing: Apply within 6 months of registering as Spanish tax resident
Entrepreneur Visa (Innovative Business)
Qualifying: Innovative business project approved by ENISA (Empresa Nacional de Innovación). Must create Spanish jobs + contribute to the economy.
Pros: One of the few active-investment routes remaining post-Golden-Visa repeal. 2-year initial, renewable.
Cons: Requires bonafide business plan + ENISA evaluation (~3 months). Not a passive route; not for property-only investment.
Timing: 3–6 months total including ENISA evaluation
EU citizens: no visa required. Simply register as resident at the Extranjería office after 90 days of presence + obtain the certificate of registration (Certificado de Registro de Ciudadano de la Unión).
How to get a car
Buy locally
Simplest path. Spanish-registered car, no import paperwork. ITP transfer tax 4%. Notary ~€80. ITV technical inspection annually if >4 years old.
Where: dealerships in Marbella, Estepona, Málaga. AutoCasión + Coches.net are the standard online platforms for used.
Insurance: €600–1,500/year fully comprehensive. Mapfre, Mutua Madrileña, AXA dominant.
Import from EU
Must transfer to Spanish plates within 30 days of establishing residency. Pay IEDMT (matriculation tax, ~5–14% depending on CO2 emissions). Spanish ITV.
Watch out: high-emission cars (G band) pay 14% IEDMT — often makes it cheaper to sell abroad and buy locally.
Import from non-EU
Customs duty 10% + IVA 21% + IEDMT. Plus homologation if not EU-spec. Usually only worthwhile for collector cars or family heirlooms.
Driving licence: EU licences valid indefinitely. UK / US / others — exchange in first 6 months or sit Spanish theory + practical test.
Schools
The Marbella/Costa del Sol area has the strongest international school cluster in southern Spain. Most enrol by January for the September academic year start — places fill quickly at the top schools.
| School | Curriculum | Location | Annual fees (€) |
|---|---|---|---|
| Aloha College | British (IGCSE, A-level, IB) | Nueva Andalucía | 14,000–22,000 |
| Swans International | British + Spanish | San Pedro de Alcántara | 12,000–19,000 |
| Sotogrande International School | IB | Sotogrande | 16,000–24,000 |
| Atlas American School | American | Estepona | 10,000–16,000 |
| Laude San Pedro | British + Spanish | San Pedro | 9,000–14,000 |
| British School of Marbella | British | Multiple | 8,000–14,000 |
| Colegio Alemán | German | San Pedro | 9,000–13,000 |
| Colegio Inglés (English International) | British | Marbella centre | 8,500–12,500 |
Local Spanish schools (concertado + público): free to residents. Strong reputation: IES Sierra Blanca, Colegio San José. Curriculum in Spanish — usually chosen by families committed to deep integration. Most international families combine: Spanish primary years for language, switch to international from secondary onwards.
Healthcare
Public (SNS)
Free at point of care for residents. Quality strong in Spain, particularly emergency. Some wait times for non-urgent. Access via NIE + residency. English-language reception variable outside main hospitals.
Private insurance
Standard for English-speaking households. Sanitas, DKV, ASISA, Adeslas dominate. Costs €50–120/month/adult, €30–70/month/child. Direct billing at participating clinics; no claim forms.
Recommended providers: Sanitas for international reach; DKV for digital nomad-friendly plans.
Private hospitals
Quirónsalud Marbella — flagship private, strong oncology, cardiology, maternity.
Vithas Xanit Internacional — Benalmádena, multilingual.
HC Hospital Marbella — specialist private, English-speaking, beachfront location.
Practical advice: start with private insurance before residency. Once SNS is available, many keep private as a complement for waiting-time avoidance and English-speaking GP access. Most Muse Selection principals run both — public for emergencies + private for routine.
First 90 days — practical checklist
The realistic sequence of moves from landing to settled. Critical-path items marked.
- Week 1Land in Spain. Hotel or short rental while completing paperwork.critical
- Week 1Apply for NIE at police station or Spanish consulate. Required for everything else.critical
- Week 2Open Spanish bank account. Sabadell, BBVA, CaixaBank serve non-residents.critical
- Week 2–3View properties with advisor. Place reservation deposit (1%) on chosen.
- Week 4–5Sign deposit contract (Arras), pay 10%. Hire bilingual lawyer for due diligence.
- Week 6–8Complete at notary. Pay balance + ITP/IVA. Register at Land Registry.critical
- Week 8–9Set up utilities transfer (Endesa electricity, water board, internet). Often needs new contracts.
- Week 9–10Apply for residency: NLV (passive income), Digital Nomad Visa, or Entrepreneur Visa. Golden Visa is no longer available — abolished 3 April 2025.critical
- Week 10–11Register healthcare — private insurance starts. Public SNS after residency card issued.
- Week 10–12Enrol kids in school for September start (apply by January for next year cycle).
- Week 11–13Buy or transfer car. ITV technical inspection. Spanish driving licence if non-EU.
- Month 4+File annual taxes. Beckham Law application within 6 months of tax residency if eligible.
Talk to the desk
Muse Selection is a private real-estate advisory operating out of two offices in Marbella since 2018. We represent ~670 residences in the €1.5M+ Costa del Sol register plus approximately 300 off-market by direct introduction. Free, no commitment briefing available — we walk you through the route that fits your situation.
Contact: info@musemarbella.es · +34 600 231 113 · Av. Arias Maldonado 2, 29602 Marbella