Authored by the expert who managed and guided the team behind the Spain Property Pack
Yes, the analysis of Malaga's property market is included in our pack
This guide covers everything foreigners need to know about buying residential property in Malaga, including legal requirements, taxes, and the step-by-step process.
We include current housing prices in Malaga and constantly update this blog post to reflect the latest regulations and market conditions.
Whether you want an apartment in the city center or a villa on the Costa del Sol, you will find practical answers here.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Malaga.
Insights
- Foreign buyers in Malaga no longer benefit from the Golden Visa since Spain ended the real estate route in early 2025, so property purchase and residency are now separate decisions.
- Closing costs in Malaga typically range from 9.5% to 14% of the purchase price, depending on whether you buy a resale property (ITP applies) or a new build (VAT plus stamp duty).
- Non-resident owners in Malaga pay 19% tax on rental income if they are from the EU or EEA, but the rate jumps to 24% for buyers from other countries.
- Spanish banks lend to foreigners in Malaga, but non-residents usually get a maximum of 60% to 70% loan-to-value compared to up to 80% for residents.
- The biggest mistake foreigners make in Malaga is buying a property they can legally own but cannot use as planned, especially for short-term tourist rentals which require registration in Andalucia.
- Annual property tax (IBI) in Malaga runs between 0.4% and 1.1% of the cadastral value, which is typically much lower than market price, so expect roughly 250 to 3,300 euros per year depending on your property.
- Foreign purchases accounted for over 71,000 transactions across Spain in recent data, with Malaga and the Costa del Sol among the most active regions for international buyers.
- Fixed mortgage rates for foreigners in Malaga in 2026 typically fall between 3.2% and 4.3%, while variable rates are priced at Euribor plus 0.9% to 1.6%.
What can I legally buy and truly own as a foreigner in Malaga?
What property types can foreigners legally buy in Malaga right now?
In Malaga, foreigners can buy the same residential property types as Spanish citizens, including apartments, penthouses, townhouses, villas, and new-build or off-plan homes.
The main requirements are not about property type but about identification and compliance: you will need an NIE (foreigner identification number) to sign the deed and register ownership, and you must pass anti-money-laundering checks proving where your funds come from.
In practice, this means any legal residential property on the market in Malaga is open to foreign buyers, as long as you complete the standard notary and Land Registry process that applies to everyone.
The gatekeepers are bureaucratic rather than legal, so getting your NIE sorted early and having proof of funds ready will keep your purchase on track.
Finally, please note that our pack about the property market in Malaga is specifically tailored to foreigners.
Can I own land in my own name in Malaga right now?
Yes, foreigners can own land and homes in their own name in Malaga through the same ownership title system as Spanish nationals, with your ownership registered at the Land Registry after signing at the notary.
This applies to essentially all types of residential land, though you should verify that any plot you consider has proper planning status, especially on the Costa del Sol where coastal and hillside areas can have restrictions.
The key is not your nationality but ensuring the land itself is legally buildable and properly registered, which your lawyer will confirm during due diligence.
As of 2026, what other key foreign-ownership rules or limits should I know in Malaga?
As of early 2026, the main rules that catch foreign buyers by surprise in Malaga are not ownership restrictions but usage restrictions, particularly community of owners (comunidad) rules that can limit or prohibit short-term rentals in your building.
There is no foreign-ownership quota for apartments or condos in Malaga, so you do not need to worry about percentage limits on foreign buyers in a building.
The key registration requirement is that if you plan to rent your property to tourists, you must register it as a "vivienda con fines turisticos" (VFT) under Andalucia's tourist housing decree, which is a regulated activity rather than something you can do casually.
The most notable recent change is that Spain ended the real estate Golden Visa route in 2025, so buying property no longer provides a path to residency, which matters if that was part of your plan.
What's the biggest ownership mistake foreigners make in Malaga right now?
The single biggest mistake foreigners make in Malaga is buying a property they can legally own but cannot use the way they planned, most often because they assumed they could do short-term tourist rentals when the property, building, or location rules do not allow it.
If you make this mistake, you may end up with a property that generates far less rental income than expected, or you could face fines for operating an unregistered tourist accommodation in Andalucia.
Other classic pitfalls in Malaga include skipping the registry check (nota simple) before paying a deposit, underestimating how long license and registration processes take for new builds, and not verifying whether extensions or terraces were built legally.
We have made this infographic to give you a quick and clear snapshot of the property market in Spain. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Malaga?
Do I need a specific visa to buy property in Malaga right now?
You do not need a specific visa to buy property in Malaga, and many foreigners complete purchases while visiting on a tourist visa or even from abroad using a power of attorney.
The most common administrative barrier is not having an NIE (foreigner identification number), which you will need to sign the deed, pay taxes, and register ownership in your name.
In practice, you should assume you need an NIE before completing any property purchase in Malaga, as it is the identifier that follows you through taxes, utilities, and all future dealings with Spanish authorities.
A typical foreign buyer presents their passport, NIE, proof of funds, and proof of address, along with the purchase contract and bank details for completion.
Does buying property help me get residency and citizenship in Malaga in 2026?
As of early 2026, buying property in Malaga does not give you residency by itself because Spain ended the real estate Golden Visa route in 2025, so you should plan property purchase and residency as completely separate decisions.
Alternative residency pathways include work permits (employed or self-employed), the digital nomad visa if you qualify, non-lucrative residency if you can support yourself without working in Spain, and family-based routes.
Spanish citizenship is typically tied to residency duration (usually 10 years of legal residence, or less for some nationalities) and other requirements, not to property ownership.
Can I legally rent out property on my visa in Malaga right now?
Your visa status does not generally prevent you from owning property that generates rental income in Malaga, though what matters is whether you comply with the relevant rental and tax regulations rather than your immigration status.
You do not need to live in Spain to rent out property in Malaga, and many non-resident owners manage rentals from abroad using a local agent or property manager.
The key requirements are registering tourist rentals with Andalucia's VFT system if you do short-term lets, respecting any building rules that restrict rentals, and filing Spanish non-resident income tax (IRNR) on your rental income, typically using Modelo 210.
We cover everything there is to know about buying and renting out in Malaga here.
Get fresh and reliable information about the market in Malaga
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Malaga?
What are the exact steps to buy property in Malaga right now?
The standard sequence to buy property in Malaga is: agree on the deal, get your NIE and bank account, request a nota simple to check ownership and liens, pay a reservation deposit, sign the arras contract (typically 10% deposit), arrange financing if needed, sign the notary deed (escritura publica), pay taxes, and register at the Land Registry.
You do not have to be physically present for most steps because many foreign buyers in Malaga complete the purchase using a power of attorney, which allows your lawyer to sign on your behalf.
The step that makes the deal legally binding is usually the arras contract, where both parties commit to the sale with penalties if either side backs out.
From accepted offer to final registration, expect the process to take around 4 to 12 weeks in Malaga, though this can stretch longer if there are mortgage approvals or complex due diligence issues.
We have a document entirely dedicated to the whole buying process our pack about properties in Malaga.
Is it mandatory to get a lawyer or a notary to buy a property in Malaga right now?
A notary is effectively mandatory for a standard property purchase in Malaga because the notary deed is the required document to complete and then register your ownership at the Land Registry.
The key difference is that the notary verifies identities and formalizes the deed but does not protect your interests, while a lawyer conducts due diligence, reviews contracts, and ensures the property has no hidden problems before you commit.
Your lawyer engagement in Malaga should explicitly include verifying the nota simple, checking for planning and license issues, confirming community debts are paid, and ensuring any charges are cleared at completion.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Spain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Malaga?
How do I verify title and ownership history in Malaga right now?
The official registry you should use to verify title and ownership history in Malaga is the Land Registry (Registro de la Propiedad), which you can access online through the Registrars portal or Registro.es.
The key document to request is a nota simple, which is a registry extract that confirms who owns the property, describes what you are buying, and lists any registered charges like mortgages or embargoes.
Most buyers in Malaga check ownership history going back at least 10 to 15 years, which is enough to identify patterns of disputes, frequent sales, or unresolved issues.
A clear red flag that should stop or pause your purchase is finding unresolved embargoes, conflicting ownership claims, or significant mismatches between the registry description and the actual property.
You will find here the list of classic mistakes people make when buying a property in Malaga.
How do I confirm there are no liens in Malaga right now?
The standard way to confirm there are no liens on a property in Malaga is to request a nota simple from the Land Registry, which shows all registered mortgages, embargoes, easements, and other burdens on the property.
One common type of lien to specifically ask about in Malaga is unpaid community fees (deudas de comunidad), because these can transfer to the new owner and the registry extract does not always show them.
The best proof of lien status is the nota simple itself, combined with certificates from the community of owners confirming fees are paid and receipts showing IBI (property tax) is current.
How do I check zoning and permitted use in Malaga right now?
The authority to check zoning and permitted use in Malaga is the Ayuntamiento (city hall), specifically the planning or urbanismo department, which can confirm whether a property's current use is legal and what restrictions apply.
The key document is the planning certificate or urban status report (certificado urbanistico or informe urbanistico), which shows the zoning classification and whether the property complies with current regulations.
A common zoning pitfall foreign buyers miss in Malaga is assuming a property can be used for tourist rentals when the planning status, building license, or community rules prohibit it, which is especially risky on the Costa del Sol.
Buying real estate in Malaga can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Malaga, and on what terms?
Do banks lend to foreigners for homes in Malaga in 2026?
As of early 2026, Spanish banks do lend to foreigners for home purchases in Malaga, especially in high-demand markets like the Costa del Sol where international buyers are common.
Non-resident foreigners in Malaga typically get 60% to 70% loan-to-value (LTV), while residents with strong profiles can sometimes reach 80% LTV.
The most common eligibility requirement is demonstrating stable income that can cover the mortgage payments, with banks wanting to see either local income documentation or well-documented foreign income, often with a Spanish fiscal representative.
You can also read our latest update about mortgage and interest rates in Spain.
Which banks are most foreigner-friendly in Malaga in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Malaga include Banco Santander, BBVA, CaixaBank, Banco Sabadell, Bankinter, and Unicaja, which has a particularly strong presence in Andalucia.
What makes these banks more foreigner-friendly is that they have established workflows for non-resident income documentation, often have English-speaking staff or partners, and are experienced with the Costa del Sol market.
These banks do lend to non-residents without local residency in Malaga, though LTV limits are typically lower (60% to 70%) and documentation requirements more demanding than for residents.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Malaga.
What mortgage rates are foreigners offered in Malaga in 2026?
As of early 2026, foreigners in Malaga typically see fixed mortgage rates between 3.2% and 4.3%, with non-residents usually at the higher end of that range and residents with strong profiles potentially lower.
Variable-rate mortgages in Malaga are typically priced at Euribor (12-month) plus a spread of 0.9% to 1.6%, which means your rate moves with the benchmark but often starts lower than fixed options.
We made this infographic to show you how property prices in Spain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Malaga?
What are the total closing costs as a percent in Malaga in 2026?
In Malaga in 2026, total closing costs typically run between 9.5% and 14% of the purchase price, depending on whether you are buying a resale property or a new build from a developer.
For resale properties, expect around 9.5% to 12.5%, while new builds with VAT and stamp duty usually come in at 12% to 14% of the purchase price.
The main fee categories that make up closing costs in Malaga are transfer tax (ITP) or VAT plus stamp duty (AJD), notary fees, Land Registry fees, and lawyer fees.
The single biggest contributor to closing costs in Malaga is usually the transfer tax, which runs around 7% in Andalucia for standard resale purchases.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Malaga.
What annual property tax should I budget in Malaga in 2026?
As of early 2026, annual property tax (IBI) in Malaga typically ranges from 250 to 1,300 euros for apartments and 600 to 3,300 euros for villas, which works out to roughly 0.4% to 1.1% of the cadastral value (not market price).
IBI is assessed as a percentage of the cadastral value, which is an administrative valuation usually well below market price, and the exact rate is set by the Malaga municipality.
How is rental income taxed for foreigners in Malaga in 2026?
As of early 2026, non-resident foreigners in Malaga pay 19% tax on rental income if they are from an EU or EEA country, while owners from other countries pay 24% under Spain's non-resident income tax (IRNR).
Foreign owners in Malaga typically file rental income using Modelo 210, which is the standard non-resident declaration form, and EU/EEA residents can deduct certain expenses while non-EU owners generally cannot.
What insurance is common and how much in Malaga in 2026?
As of early 2026, annual home insurance premiums in Malaga typically range from 200 to 600 euros for apartments and 400 to 1,200 euros or more for villas, depending on size and rebuild value.
The most common type of property insurance in Malaga is a combined buildings and contents policy (seguro de hogar), which covers structural damage, theft, and third-party liability.
The biggest factor that makes insurance premiums higher or lower in Malaga is the property's rebuild value and location, with beachfront or hillside properties often costing more due to weather and flood exposure.
Get the full checklist for your due diligence in Malaga
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Malaga, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| BOE - Ley 14/2013 | Spain's official gazette, the legal source of truth for investor residency rules. | We used it to anchor the legal framework for foreign buyers. We cross-checked how later laws changed these sections. |
| BOE - Ley Organica 1/2025 | The official published law that ended Spain's real estate Golden Visa. | We used it to confirm the Golden Visa removal and effective timeline. We wrote "as of the first half of 2026" based on this law. |
| AEAT - VAT vs ITP guidance | Spain's tax authority, definitive on which tax applies to property purchases. | We used it to explain when purchases are taxed as new build (VAT) versus resale (ITP). We structured the closing cost section based on this. |
| AEAT - IRNR tax rates | The tax authority's own page listing statutory non-resident income tax rates. | We used it to state the exact 19% and 24% rates foreigners face. We grounded the rental income tax section on this. |
| AEAT - Modelo 210 instructions | Official filing guidance for the key non-resident tax declaration form. | We used it to confirm which form non-residents use for rental income. We kept the tax compliance guidance practical. |
| Junta de Andalucia - ITP/AJD | The regional government that administers transfer taxes in Andalucia. | We used it to anchor that Andalucia sets its own tax rules. We used it as the primary regional tax reference. |
| BOJA - Decreto 28/2016 | Andalucia's official gazette, authoritative on tourist housing regulations. | We used it to explain that short-term rentals are regulated in Andalucia. We shaped the rental sections around this decree. |
| Ayuntamiento de Malaga - fiscal ordinances | The city's official portal for local tax rules and municipal ordinances. | We used it to ground that IBI and local fees are governed by Malaga ordinances. We pointed readers here for city-specific verification. |
| Colegio de Registradores | The official site of Spain's property registrars for registry information. | We used it to point readers to the official channel for registry products. We supported the title verification checklist with this. |
| Registro.es - nota simple guide | An official registrar channel explaining the standard registry extract process. | We used it to explain the first step to check ownership and charges. We made it a practical how-to reference. |
| Consejo General del Notariado | Spanish notaries are central to conveyancing and their statistics are widely relied on. | We used it to quantify foreign buyer activity in Spain. We grounded market context in official data rather than anecdotes. |
| INE - mortgage statistics | Spain's national statistics agency, the top source for standardized economic data. | We used it to anchor typical mortgage rate levels with an official series. We avoided relying on broker marketing claims. |
| EMMI - Euribor rates | The official benchmark administrator for Euribor, which Spanish variable mortgages reference. | We used it to explain how Euribor is produced and why banks use it. We justified using Euribor-plus ranges for variable rates. |
| BOE - Ley 5/2021 Andalucia | The official consolidated legal text for Andalucia's ceded taxes published in BOE. | We used it to support that Andalucia's ITP/AJD framework is codified and updated. We used it as the legal backstop for tax rates. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Spain. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.