A palm-lined seafront promenade at golden hour on the Costa del Sol
Buying property on the Costa del Sol

An independent buyer’s agent in Málaga and across the Costa del Sol.

Higher-value villas and apartments across the Costa del Sol. My approach is the same at every price point: proper research on the property and its area, a straight assessment of what it is genuinely worth, and careful negotiation on your behalf.

Book a callResale and new builds ↓
Independent · one client at a timeFrom the first call to the keysBritish, based in Málaga · fluent Spanish & English
Two ways to buy

A resale home or a new build. I work on both.

The tax, the timing and the protection all differ between the two. My approach is the same on both: proper research on the property and its area, a straight assessment of what it is genuinely worth, and careful negotiation on your behalf.

A white Andalusian villa with a tiled roof among pine trees, above a beach on the Costa del SolResale

A home that already stands

The rooms, the view and the street, as they are today. Much of the coast’s best-placed housing is resale, because the towns were built before the current wave of development.

Transfer tax
7%
Tax on €350,000
€24,500
All in, with the fees
10–11%
How long it takes
Six to twelve weeks with cash, eight to sixteen with a mortgage.
What protects you
Any structural cover left on a home under ten years old. On an older home, a survey takes its place.
My part
The checks with your lawyer before the arras: title, debts, licences and the community accounts.
It suits
A particular street, the actual rooms and view, and keys in weeks.
A new white apartment tower with planted terraces beside the sea at sunset in MálagaNew build

A new development

Off plan or newly finished, built to current standards with a modern layout. Newer developments sit where land was available, so the trade is often a newer home for a less central position.

VAT and stamp duty
11.2%
Tax on €350,000
€39,200
All in, with the fees
12–14%
How long it takes
It completes when the building is finished and licensed. 37 of the developments are finished now.
What protects you
Every payment before completion guaranteed by a bank or an insurer, by law. Then ten years of structural cover.
My part
Reading the guarantee and the contract with your lawyer before you pay, following the build, and walking the finished home with you.
It suits
A modern home and ten years of cover, for a buyer who is not in a hurry.

Neither is the better answer in general. One of them is the better answer for you.

It depends on where you want to be and when, and I work that through with you before we look at anything.

New build or resale: the full comparison 
The Costa del Sol, priced plainly

What your money buys, town by town.

Enter what you can spend in total. The buying costs come off first, and the rest is shown as floor space in each town.

Everything you can spend, the taxes and fees included.

Resale or new build

A new build carries 10% VAT and 1.2% stamp duty in place of the 7% transfer tax.

Left for the home

€367,711

After €32,289 in buying costs

Transfer tax, 7%
€25,740
Your lawyer, about 1% plus VAT
€4,449
Notary, land registry and administration
about€2,100

Roughly how much floor space that buys, at each town’s 2026 average price

  1. Torrox€3,123 a m²

    118 m²

  2. Mijas€3,684 a m²

    100 m²

  3. Málaga€3,937 a m²

    93 m²

  4. Nerja€3,952 a m²

    93 m²

  5. Benalmádena€4,139 a m²

    89 m²

  6. Torremolinos€4,229 a m²

    87 m²

  7. Estepona€4,307 a m²

    85 m²

  8. Fuengirola€4,451 a m²

    83 m²

  9. Benahavís€5,413 a m²

    68 m²

  10. Marbella€5,956 a m²

    62 m²

2026 average prices per m², based on idealista market data. A home’s own price depends on its street, its floor and its condition, so read these as the difference between towns. The costs are the cost guide’s figures, the same as in the mortgage calculator.

New developments

Where the new builds are.

Off-plan and newly finished homes along the coast, each one researched and assessed the same way as every property I work on. Ask me for the floor plans, the detail or the location on any of them.

  • Finished
  • Being built
  • Selling before building starts
Luxury property

High-end villas on the Costa del Sol.

A selection of high-end villas for sale on the Costa del Sol. Full details, photographs and the location of each property are set out on its own page.

Villa Montilla, Estepona

Estepona · Valle Romano

Villa Montilla€2,195,000

Four bedrooms · 538 m² built · 1,020 m² plot

Villa Esencia, Benahavís

Benahavís · El Madroñal

Villa Esencia€2,550,000

Six bedrooms · 531 m² built · 4,795 m² plot

Villa View, Marbella

Marbella · Nueva Andalucía

Villa View€2,995,000

Five bedrooms · 245 m² built · 450 m² plot

Villa Solara, Benahavís

Benahavís · Atalaya Fairways

Villa Solara€2,595,000

Five bedrooms · 399 m² built · 630 m² plot

View all luxury property
Why have someone on the buyer’s side

I represent you in the search, not the property.

That difference is what my day is built around — the filtering before you fly, the viewings, the questions asked in Spanish, and the honest answer when a property isn’t right. I know exactly where this process trips up foreign buyers — and my service is built around getting each of those steps right.

In most cases my fee is included in the purchase and is not a separate charge to you. The exception is where the selling agent does not work with me on that basis. In that case I will ask you for a fee, and I will tell you before it arises. It applies in a small number of cases only.

What a buyer’s agent does in Spain 
Planning a Costa del Sol search from home — notes beside a laptopStart it from home
What you get after a viewing

My notes on a property, as a worked example.

After I walk a home you get a written note the same day, with the film. This is the shape of it. The property is invented, so the figures show what I check rather than describe a real seller’s home.

Viewing noteTwo-bedroom apartment, Los Boliches, FuengirolaAsking €385,000 · viewed Tuesday, 11:40 · 24 minutes inside, 15 in the street
What it is
Two bedrooms, one bathroom, 92 m² built, fourth floor of six with a lift. A terrace of 11 m² off the living room. Built 1988. Asking €385,000.
Light and orientation
The terrace faces south-west. In January the sun is on it from about 11:00 until 15:30, checked on a compass and against the height of the block opposite. The living room is bright all afternoon. The second bedroom faces the inner patio and needs the light on by day.
Noise
A quiet residential street. The bar on the corner keeps its tables out until midnight from June to September, and you hear it with the windows open. With them shut, nothing. The train is a low hum from the terrace and not audible inside.
The building
Lift replaced in 2021, facade painted in 2019. The accounts show €41,000 in reserve and no special levy voted or planned. The community fee is €118 a month. The president lives on the second floor and has held the post for nine years.
Works nearby
A plot two streets down has a licence for a four-storey block. It will not be visible from this terrace. Nothing is planned on the street itself, which I checked with the town hall.
Paperwork
Nota simple clean, one owner, no charges. IBI €612 a year. Energy certificate E. The terrace on the floor above was glazed in without a licence, which is their matter rather than yours, but it tells you the community is relaxed about works.
My read on value
Comparable sales in this street and the next one over in the last year ran from €4,100 to €4,400 a square metre. At 92 m² that is €377,000 to €405,000, so the asking price is in range and there is not a great deal of room. I would open at €365,000 and expect it to settle near €375,000.
Where I land
Worth a second look if the second bedroom is for guests rather than for someone living in it. If you need two proper bedrooms this is not the one, and I would not spend a viewing day on it.

Google reviews

What my clients say about me.

Huge thank you to Michael for helping us secure our place in Malaga. Having a fellow Brit on our side who speaks the language fluently took all the stress out of dealing with the Spanish system. Super responsive, completely straightforward to work with, and made the whole purchase plain sailing. Highly recommended!
Nathaniel JamesMálaga · Google review★★★★★

All the reviews

Charlotte WoodGoogle review

★★★★★

Such a professional and helpful service. Moving here without knowing anyone was a bit daunting, but having Michael support me through the entire process made everything so much easier. I feel he genuinely looks after his clients, and I know that if I reached out to him today with a question, he’d still be more than happy to help out.
Thanks!

Ryan BainTorrequebrada, Benalmádena

★★★★★

We were recommended Michael and Lunessa Homes through a mutual friend who'd bought out here a year ago with him, and it turned out to be the best introduction we could have asked for. He took us to view around 15 places during the two trips we made to Spain before we found the right one.
He organised viewings in Fuengirola, Benalmadena and Torremolinos, but we finally settled on a new build in Torrequebrada. Michael was attentive to our needs and we didn't feel any pressure to buy, which unfortunately cannot be said for all agents. He helped us set up appointments with different banks and was able to translate anything we didn't understand as our spanish isn't great (yet!). We're really delighted with our new property and very grateful to Michael for the support!

Toby FrancisFuengirola

★★★★★

We started our property search completly unsure of which town on the coast would suit us best. Michael was incredibly patient, organising viewings across multiple areas until we found our perfect spot in Fuengirola. His support went far beyond just finding the house, he guided us through the complex NIE process, helped us open a Spanish bank account and stayed by our side even after we got the keys. From sourcing a trusted contractor for our renovation to making sure our internet was connected, he handled everything. Truly exceptional end to end service!

Nathaniel JamesMálaga

★★★★★

Huge thank you to Michael for helping us secure our place in Malaga. Having a fellow Brit on our side who speaks the language fluently took all the stress out of dealing with the Spanish system. Super responsive, completely straightforward to work with, and made the whole purchase plain sailing. Highly recommended!

Carla RBenalmádena

★★★★★

Michael was a great help in the purchase of my property in Benalmádena. He was very attentive from day one and was always available when I had any questions. Professional and reliable, he made the whole process much easier. Highly recommended.

Translated from Spanish

Behind the keys

One new build, one resale.

A new-build flat in Benalmádena for a couple searching from abroad, and a 1970s apartment in Málaga, bought to renovate. Each one told in full on its own page.

All the client stories
A new-build flat, central BenalmádenaPurchase

A new-build flat, central Benalmádena

Francois & Maria · searched from abroad

search stretch, Nerja to Fuengirola
100 km
first call to keys
6 months
handled end to end
NIE → furniture
Read the story
A 1970s apartment with good bones, MálagaRenovation

A 1970s apartment with good bones, Málaga

Alex · buyer-renovator

whole renovation
< €30,000
back-to-the-bricks
6 weeks
within the original budget
Sea views
Read the story
The journey to keys

From first call to keys.

Six stations between a phone call and a Spanish front door, and the paper each one leaves behind. I walk every one of them beside you.

When it happens Week 0

Lunessa HomesStation I of VI

The first call

Call notes

Budget

Which towns

Timing

Does the coast fit the life you're planning?

On
WhatsApp or a video call
Length
Half an hour
To prepare
Nothing

Half an hour on WhatsApp or a video call, whenever suits. We talk budget, towns and timing — and whether the Costa del Sol actually fits the life you're planning. No forms, and nothing to prepare.

Week 0, with cashWeek 0, with a mortgage

Lunessa HomesStation II of VI

The shortlist

The shortlist

With every home on it, my notes on

  • The community fees
  • The licences
  • What the neighbourhood is genuinely like
  • A film of the promising ones, walked before you fly

Over the first week or two, I work across the Costa del Sol, speaking with agents I know personally and reviewing homes as they come to market. You'll receive a shortlist with honest, practical notes on each property — community fees, licences, and what the neighbourhood is genuinely like. I also get your NIE number moving now, so it is in hand well before the notary.

Weeks 1–2, with cashWeeks 1–2, with a mortgage

Lunessa HomesStation III of VI

The viewing trip

Boarding pass

FromNorthern Europe
ToMálaga (AGP)
FlightAround three hours
Stay3–5 days
Viewings6–10 homes
AreasOne or two

You fly out — around three hours from most of northern Europe, so a long weekend genuinely works. Three to five days, six to ten properties across one or two areas, planned to the hour. I drive, I translate, and I ask the questions that matter. I also introduce you to a bank on the coast, so your Spanish account is open before it is needed.

Week 3, with cashWeek 3, with a mortgage

Lunessa HomesStation IV of VI

Reserva & arras

Contrato de arras

€3,000–6,000
Reserva · holds the home
10%
Arras deposit · binds both sides
3
Kinds of arras · check which you sign

The reserva takes the home off the market while your lawyer checks everything. When they're satisfied, the contrato de arras follows — a 10% deposit that binds both sides properly, seller included.

Weeks 3–5, with cashWeeks 3–5, with a mortgage

Lunessa HomesStation V of VI

Notary day

Escritura

Signed
In front of the notary
Takes
About an hour
Then
The balance is transferred, and the home is yours

The escritura, or title deed, is signed in front of the notary, the remaining balance is transferred, and ownership passes to you. The appointment takes about an hour and is a formality rather than something to worry about.

Around week 9, with cashAround week 14, with a mortgage

Lunessa HomesStation VI of VI

Keys & after

After the keys

Put in place early

  • The community fees and property tax, by direct debit
  • The internet, connected
  • The utilities, in your name
  • Furnishings, if you need them

Keys in hand — and then the part many agencies leave out. I help you put the essentials in place early: utilities registered in your name, the community fees and property tax set up by direct debit, and support arranging furnishings if you need it — so your new home is ready to live in from day one.

From week 9, with cashFrom week 14, with a mortgage

These timings are estimates. With a mortgage the process takes longer, in line with your lender’s own schedule.

Start at station one
The Lunessa Method

Everything I handle — first call to keys, and beyond.

Five phases, one person across all of them. This is the full service, written out plainly, so you know exactly what a fully managed purchase includes — right through to the internet being on when you arrive.

  1. Phase I

    Discovery & strategy

    The beginning — what you actually want, and what it costs.

    • Consultation & needs mapping

      A detailed discovery session to define lifestyle requirements, target areas, property specifications, budget and financing parameters.

    • Broad market sourcing

      Actively scanning the open market, shared agent databases and industry contacts to find matching homes — never limiting you to in-house stock.

    • Property pre-screening

      Reviewing listings, specs, building details and neighbourhood locations in advance, to filter out mismatches before you book a single visit.

    • Market valuation analysis

      Comparing recent sales and local pricing trends on target homes, so you make well-informed offers.

  2. Phase II

    Coordination & showings

    Seeing the right homes — in person or by video.

    • Viewing itinerary management

      Organising efficient, multi-property viewing schedules, with access, keys and routes coordinated with selling agents and owners.

    • Remote viewing support

      Video-call walkthroughs and on-the-ground neighbourhood context when you can’t attend in person.

    • Objective property assessment

      Candid, unbiased feedback on layout, light, noise and condition — plus high-level renovation ideas before bringing in qualified trades for exact quotes.

  3. Phase III

    Offer, negotiation & transaction

    Protecting your money through the deal.

    • Strategic negotiation

      Structuring offers and negotiating price, terms, deposit schedules and fixtures to protect your financial interests.

    • Legal & technical coordination

      Liaising directly with your lawyer and mortgage broker on document flow, title checks, cadastral verification and financing milestones.

    • Contract guidance

      Reviewing reservation agreements and the deposit contract (contrato de arras) alongside legal counsel — protecting deposits and keeping conditions clear.

  4. Phase IV

    Closing & handover

    The notary, the deed, and the keys.

    • Pre-closing walkthrough

      Inspecting the property just before signing to verify condition, included inventory and the agreed handover terms.

    • Notary & deed coordination

      Preparing documents alongside the Notary (Notaría) — cadastral certificates, energy certificates and community-debt clearances.

    • Closing accompaniment

      Attending the deed signing (Escritura Pública) with you to assist with communication, finalise payments and take possession of the keys.

  5. Phase V

    Post-closing concierge

    Beyond the keys — settling you in.

    The part many agencies skip
    • Utility setup & transfer

      Account ownership transfers and direct debits for electricity, water and gas.

    • Home connectivity

      Arranging high-speed internet and telecom installations.

    • Administrative onboarding

      Community of owners (comunidad) registration and local property tax (IBI) admin.

    • Local professional sourcing

      Established local contacts and the right tradespeople — locksmiths, cleaners, painters, builders — for your specific project.

    • Ongoing local support

      An accessible local point of contact for questions and advice as you settle into your new home.

Swipe for all five phases. Open any line to see what it involves.

Before you buy

What buyers ask me first.

All the questions 
What happens on the first call?

We work out what you are looking for: whether it is a permanent move, a second home or an investment, your budget, the number of bedrooms and bathrooms you need, and the kind of setting you want, from a town centre you can walk around to somewhere quieter that relies on a car.

If you are still at the research stage, I give you information rather than push you forward. The call is free and takes about thirty minutes.

What do you charge?

In most cases my fee is included in the purchase and is not a separate charge to you.

The exception is where the selling agent does not work with me on that basis. In that case I will ask you for a fee, and I will tell you before it arises. It applies in a small number of cases only.

Why does it matter whose side the agent is on?

The agent on a listing earns a percentage of the price, so a higher price is a better result for them. That is how the arrangement works, and a good agent does the job honestly. It does mean that nobody at the table is working for the price to come down unless you bring someone.

My instruction runs to you. The research on what the home is genuinely worth is done for you, and the offer goes in from your side of the table.

What a buyer’s agent does in Spain 

What costs are payable in addition to the purchase price?

For a resale property in Andalucía, you should allow approximately ten to eleven per cent of the purchase price. This consists of Transfer Tax, known as ITP, charged at seven per cent, together with notary fees, Land Registry fees and legal fees.

For a newly built property, you should allow approximately twelve to fourteen per cent. This consists of Value Added Tax, known in Spain as IVA, charged at ten per cent, Stamp Duty, known as AJD, charged at 1.2 per cent, and the same professional fees.

These rates apply to every buyer, whatever their nationality.

Read the full breakdown of purchase costs 

If I buy a property before it is built, is my money protected?

Spanish law requires a developer to hold every instalment paid before completion in a separate bank account, and, from the date the building licence is granted, to secure each instalment with a bank guarantee or an insurance policy. The guarantee must name you and identify the specific property being purchased.

If the developer fails to deliver the property, you are entitled to recover the full amount paid together with interest. Since 2015 the bank holding the money is also liable if it accepts buyers’ instalments without a guarantee in place. Act promptly if a delivery date is missed: a bank guarantee lapses if you have not demanded cancellation and repayment within two years.

You should confirm that the guarantee has been issued before making any payment.

How long does a purchase take?

A purchase funded in cash normally takes six to twelve weeks from acceptance of an offer to the signing of the title deed.

A purchase involving a Spanish mortgage normally takes eight to sixteen weeks, because the lender must carry out a valuation and complete its own approval process.

How does a viewing trip work?

I arrange the schedule, the keys and the transport. I collect you from your hotel and drive you to every viewing, with breaks built in. A trip usually runs over several days and covers a good number of properties.

I give you a straight opinion on each one, including when I do not think a property is worth the price.

Do you help with the NIE and the legal side?

Yes. I help you get the NIE, introduce a lawyer where needed, go through the private purchase contract with you and attend the notary with you.

Read the full guide to the NIE 

Must I be present in Spain to complete the purchase?

No. You may appoint a representative to sign on your behalf by granting a Power of Attorney.

A Power of Attorney is a legal document by which you authorise another person, normally your lawyer, to act for you in specified matters. It is signed before a notary in your own country, then certified with an apostille and translated into Spanish. An apostille is an official certificate which confirms that a document is genuine, so that it will be accepted by the authorities in another country.

Once this is in place, your lawyer may sign the title deed for you and the purchase can be completed without your travelling to Spain.

What happens after I have the keys?

I help you set up the community payments, get the electricity onto a sensible tariff and arrange the internet. If the property needs work, I introduce trades who can quote for it.

Read first

Do the reading before you fly.

Apartment blocks, a sandy beach and a marina along a Costa del Sol bay, with mountains behind

Areas · 6 min

Where to buy on the Costa del Sol: the six stretches compared

Six stretches from Estepona to Nerja compared on 2026 price per m², the drive from Málaga airport, character and who each suits. East, west or the city.

Read →
Two people signing property documents at a table

The process · 7 min

NIE, arras, escritura: the Spanish buying process in plain English

The Spanish buying process for non-resident buyers: the NIE, an independent lawyer, reserva and arras, the notary and escritura, and how long it takes.

Read →
The white facade of an older Andalucían townhouse with wrought-iron balconies, against a clear blue sky

The process · 8 min

Do you need a survey when buying a property in Spain? What the system checks, what it does not, and what I do

Do you need a survey when buying in Spain? What the notary and registry check, what nobody inspects unless you arrange it, and when a surveyor is worth it.

Read →
A new apartment development under construction on a hillside above the Mijas racecourse, with the coast and the sea beyond

The process · 9 min

Buying off-plan in Spain: the bank guarantee, the stage payments and the licence of first occupation

Buying off-plan in Spain: how the bank guarantee covers every stage payment, the special account, a late delivery and the licence of first occupation.

Read →
Sailing boats moored in Sotogrande marina at dusk, with apartments along the waterfront

Costs & money · 7 min

Mortgage in Spain for non-residents: the deposit, the rate and what the bank asks for

Non-resident mortgage in Spain, explained: how much a bank lends a foreign buyer, the deposit you need, how the rate is set, the documents and the steps.

Read →
Málaga cathedral and the Alcazaba at sunset, with the city spread out towards the mountains

Costs & money · 8 min

Getting your money to Spain: what a bad exchange rate costs on a €400,000 purchase

How to transfer money to Spain for a property purchase. What a 2% bank margin costs on €400,000, how currency specialists compare, and forward contracts.

Read →

Buying from abroad

Most of my clients live outside Spain. There is a page for buyers from each of these countries, in its own language.

Two related pages: buying a property to renovate, and selling a home on the Costa del Sol.

Start your search

Tell me what you’re after.

A free, thirty-minute first call — budget, towns, timing. If what you want doesn’t exist at your number, I’ll say so on that call.

What are you looking for?
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