Royal Gardens (Nueva Andalucía, Marbella - Costa del Sol)

Fantastic apartment in ground floor for sale in Nueva Andalucía. Situated in one of the best areas in Marbella, within a short 10 minutes’ walk to the beach and Puerto Banús. Close to Centro Plaza shopping center with fashion boutiques, hairdressers, banks, restaurants, etc. It comprises 2 bedrooms and 2 baths, a cozy kitchen and a living-room with dinning-area which leads to a large private porch with an amazing garden with one of the largest swimming pool of the area to enjoy the southern sun however old you are.

When buying, what shall I pay VAT or transfer tax?

When buying a property in Spain, a buyer will have to pay either VAT (plus AJD—Actos Jurídicos Documentados) or transfer tax. There are multiple taxation cases depending of the type of property and if it is a new property or second hand that I will try to summarize as much as possible. The first difference is the tax treatment for residential properties, plots, garages, storages or commercials. Once inside those groups I will detailed the different cases:

Type of Property	Tax applicable	Rate of the tax
Residential — New built	VAT + AJD	10 % + 1,5 %
Residential — Second hand	Transfer tax	Up to 400.000 € — 8 % From 400.000 € to 700.000 € — 9 % From 700.000 € on — 10 %
Plot — From developer	VAT + AJD	21 % + 1,5 %
Plot — Second hand from individual	Transfer tax	Up to 400.000 € — 8 % From 400.000 € to 700.000 € — 9 % From 700.000 € on — 10 %
Plot — Second hand from company	VAT + AJD	21 % + 1,5 %
Commercial — New built	VAT + AJD	21 % + 1,5 %
Commercial — Second hand from individual	Transfer tax	Up to 400.000 € — 8 % From 400.000 € to 700.000 € — 9 % From 700.000 € on — 10 %
Commercial — Second hand from company (if the buyer is another company and can deduct the VAT of the operation, the tax will be the VAT at 21%)	Transfer tax	Up to 400.000 € — 8 % From 400.000 € to 700.000 € — 9 % From 700.000 € on — 10 %
Garage — New built as annex to a residential	VAT + AJD	10 % + 1,5 %
Garage — New built sold as an individual unit	VAT + AJD	21 % + 1,5 %
Garage — Second hand from individual sold as an individual unit	Transfer tax	Up to 30.000 € — 8 % From 30.000 € to 50.000 € — 9 % From 50.000 € on — 10 %
Garage — Second hand as annex to a residential	Transfer tax	Up to 400.000 € — 8 %
Garage — Second hand from a company sold as an individual unit (if the buyer is another company and can deduct the VAT of the operation, the tax will be the VAT at 21%)	Transfer tax	Up to 30.000 € — 8 % From 30.000 € to 50.000 € — 9 % From 50.000 € on — 10 %
Storage — New built as annex to a residential	VAT + AJD	10 % + 1,5 %
Storage — New built sold as an individual unit	VAT + AJD	21 % + 1,5 %
Storage — Second hand from individual sold as an individual unit	Transfer tax	Up to 30.000 € — 8 % From 30.000 € to 50.000 € — 9 % From 50.000 € on — 10 %
Storage — Second hand as annex to a residential	Transfer tax	Up to 400.000 € — 8 %
Storage — Second hand from a company sold as an individual unit (if the buyer is another company and can deduct the VAT of the operation, the tax will be the VAT at 21%)	Transfer tax	Up to 30.000 € — 8 % From 30.000 € to 50.000 € — 9 % From 50.000 € on — 10 %

Since each particular case is different, it is fully recommended that you check your own details with your lawyer or tax advisor.

El mercado en Marbella / Benahavís: más transacciones y precios bajando

El Ministerio de Fomento acaba de publicar el nuevo índice de precios para Marbella y Estepona mostrando una vez más una tendencia a la baja en el primer trimestre del 2014. Aunque los precios muestran signos de estabilización lo cierto es que todavía siguen bajando.

Casi a la vez, el Ministerio ha publicado los datos sobre las transacciones cerradas en Marbella y Benahavís mostrando un importante incremento. Qué conclusión podríamos sacar y como encajaría con el menor número de compradores que marcan las estadísticas? Podría no ser tan difícil: hay menos compradores pero los que hay están más predispuestos a comprar y siguen haciendo ofertas a la baja que se aceptan para poder cerrar. Si el mercado sigue esta misma tendencia con el número de transacciones al alza, el inventario seguirá bajando y, finalmente, los precios llegarán a su punto de inflexión y empezarán a subir. Mirando diferentes informes de expertos inmobiliarios, las fechas de una posible recuperación varían desde el final del 2015 al 2019 pero aún así creo que es difícil predecirlo. Había mucho optimismo en el principio de este año 2014 pero, ya es mitad de año, aún es muy complicado vender. En 2012 y 2013, el verano fue la mejor época, a ver si en este 2014 se repite.

The market in Marbella / Benahavis: more transactions & less price

The new price index for Marbella and Estepona have just been released by the Ministry of Housing showing again a low tendency in the first quarter of 2014. Although prices are showing signals of stabilization, the truth is that they are still falling down.

At the same time, the Ministry has released the data on the number of transactions closed in Marbella and Benahavis showing important increases. What would be then the conclusion and how does it fit with the reduced number of buyers we are noticing?

I think we have an easy one: there are less buyers but are more ready to buy and still making low offers for properties that are being accepted just to be able to close. If the market keeps on going in the same line, i.e. with the number of transactions increasing, the stocks will continue to go down and prices will finally reach the inflexion point and will start to rise. I have seen different reports from real estate experts giving different dates for the recovery (from the end of 2015 to 2019) but it is difficult to say. We were quite optimist for 2014 and, now, half of the year is gone and the market is still quite complicated. The summers of 2012 and 2013 were quite good and we hope that this year will be at least as good. Time will tell...

How is the real estate activity at Marbella & Benahavis in 2014?

Although the sense of optimism was great in the real estate field around Marbella at the beginning of this year, I am feeling lately that that sense has changed. Things are still quite tough and I have received many comments about how complicated is the market and about the reduced number of operations in the months of April and May. In fact, when talking yesterday with one of the big Notary offices of Marbella, they mentioned the same: a reduction in activity in the last two months.

To try to measure the activity, I have created two indexes based on the number of internet leads and visits per property and month and weighted depending on the type of property (villas will, in general, get let visits and leads than apartments) to get an idea of the tendency of the activity. The following is the chart obtained for those two indexes:

It shows clearly what has been my feeling during the year: a peak of activity at the end on February and beginning of March and a slow down since then. Why? I do not really know. The general economic situation is getting better all around Europe, the prices are flat in Marbella and the number of transactions rose last year meaning that the activity should have increased but it is not the case. As I said, we were quite optimistic with the start of the year but the numbers are showing the we have still to work hard to keep on closing operations. We will see in fifteen days with the official data on the transactions closed in Marbella in the first quarter if the general numbers are similar to the ones I am having: less activity but more closings. That has been my general impression along this year: there are less buyers but of better "quality".

Cumbre de los Almendros (Benahavís - Costa del Sol)

Luxury apartment for sale in Puerto del Almendro, Benahavís. Spacious and luminous is notable for its wonderful finishes in every detail, the modern baths and its fully fitted kitchen with top class appliances. Location is just perfect in a quiet complex at only 5 minutes to San Pedro de Alcantara and 9 to Puerto Banus. A modern living room with a large window that gives access to a generous terrace offering breathtaking views of the Mediterranean sea to enjoy the sun until nightfall.

July 24th, 2014

Dear Alfonso,

Thank you so much for the smooth sale of _______ this was needed because of the sad reason for sale. When I buy again I will most definitely use you and Remax.

Thanks again

Kind regards

JB

Valdeolletas, 16 (Marbella - Costa del Sol)

Excellent 1.096 m2 plot for sale in the heart of Marbella. It is located in a very traditional and quiet urbanization between free-standing single-family homes with fenced gardens and mature greenery, just a few minutes walking to the city center and the beach and at five minutes’ drive to Puerto Banús. Schools, restaurants, shops and a sport center with tennis, paddle, football, basketball, etc. is within one minute walking and makes this plot the ideal place for a sportive family and nature lovers.

¿Que es la Declaración de Obra Nueva?

Se trata de un acta notarial en la que se declara que una nueva edificación, o una modificación de una ya existente, se ha construido o se está construyendo en una parcela. Ese acto se inscribe posteriormente en el Registro de la Propiedad. Es la manera de formalizar la inscripción en el Registro de la Propiedad de una edificación nueva o una modificación a una previamente inscrita.

What is the Declaracion de Obra Nueva?

It is a Notary Deed where it is declared that a new building, or a modification of an existing one, has been built or is being built on a plot. That deed will be subsequently inscribed at the Land Registry. It is the way to formalize the Land Registry inscription of a new building or a modification to one previously inscribed.

Las zonas “prime” salen primero

Tras observar las leves señales de recuperación que muestra el mercado en Marbella, he estudiado si en otras localidades españolas se sigue la misma tendencia. 

Tomando como base otro artículo escrito por mi hace un año, he seleccionado tres grupos de datos: las grandes ciudades (Madrid, Barcelona, ​​Valencia y Sevilla), municipios de costa (Estepona, Roquetas y San Javier) y los municipios costeros de nivel medio/alto (Calvia, Adeje y Marbella). La lectura es distinta para cada uno de los grupos: los precios en las grandes ciudades siguen bajando aunque parece que el mercado está comenzando a cambiar su tendencia en Madrid y Barcelona, los precios en las localidades costeras están todavía bajando dramáticamente y solo en los municipios costeros de nivel medio/alto se están apreciando los signos de recuperación. Es notable el caso de Calvia en la costa sur de Mallorca, donde los precios mantienen la tendencia al alza desde hace un año. 

Las localidades “prime” son más seguras desde el punto de vista del inversor y siempre son las primeras en salir de las crisis. La historia de Marbella lo ha demostrado en infinidad de oportunidades.

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      

Monte Golf, Los Almendros (Benahavís - Costa del Sol)

Luxury penthouse for sale in Benahavís. Spacious and Luminous it is notable for its wonderful finishes in every detail and the brightness of all rooms. Bathrooms with travertine marble, big modern showers and wooden floor. Fully fitted kitchen with the best appliances. High quality is all around. A modern living room with a large window that gives access to a generous terrace offering breathtaking views to enjoy the sun until nightfall.

Top locations are getting out first

Following the signals of the slight recovery of the market in Marbella, I have investigated how other locations around Spain are doing compared to Marbella and Estepona. 

Going back to another article I wrote one year ago, I have selected three groups of data: big cities (Madrid, Barcelona, Valencia and Sevilla), coastal councils (Estepona, Roquetas and San Javier) and top level coastal municipalities (Calvia, Adeje and Marbella). From these three groups of data, the readings are different: the prices at the big towns are still dropping although it seems that the market is starting to change its tendency in Madrid and Barcelona, the prices at coastal councils are still dropping dramatically and only the top coastal locations are showing signs of recovery. It is remarkable the case of Calvia in the south west coast of Mallorca where the prices have been increasing steadily in the last year. 

Top locations are secure investments and always get out from this crisis first. The history of Marbella has shown it many times.

Colinas de Marbella (Benahavís - Costa del Sol)

Wonderful duplex in Benahavís. Presented in an excellent condition, it is notable for the lovely and spacious living room with fireplace, separate dining area, super-efficient kitchen, a full vanity bathroom and a large terrace with stunning views to the Mediterranean Sea. Down stairs there are two king size bedrooms with charming en-suite baths from where to enjoy the best views of the area. A commercial center is just few minutes away with many, bars and restaurants, pharmacy and a bank, most of which are open all year round and just at 10 minutes to Puerto Banús.

¿Cuáles son los gastos asociados a la compra de una propiedad en España?

Aunque hay casos especiales, la transacción inmobiliaria de compra más generalizada es la compra de una vivienda (apartamento, villa, pareada o adosada), nueva o de segunda mano, y este es el caso general al que me voy a referir. Estos gastos son pagaderos por el comprador.