Marbella, Estepona, Fuengirola and Málaga compared: prices, the 7% Andalusian transfer tax, tourist-licence limits and what Russian-speaking buyers should prepare.
The Costa del Sol is the part of Andalusia's coast between Málaga and Gibraltar, and it is the most searched part of Spain for people who live elsewhere in the EU and want a second home, a place to retire or a rental. This guide compares the main towns, gives the price level and the buying costs, explains why tourist-rental plans need checking before you sign, and ends with a practical section for Russian-speaking buyers. Figures are as of October 2026 and are indicative.
The main towns compared
- Málaga city. A real city with year-round life, a university, offices and the airport. Our price article puts used homes at about €3,784 per m² (Idealista, June 2026, up about 9.4% in a year) and gross yields near 5.5%. Demand is strong, and so is regulation of tourist flats.
- Marbella. The prestige end of the coast, with villas, golf and gated developments. Prices are well above the Málaga average and vary sharply between the old town, the Golden Mile and the hills. We could not confirm a reliable per-m² average, so ask for comparable sales rather than relying on a headline number.
- Estepona. Quieter and usually cheaper than Marbella, with many new developments and a pleasant old centre. Popular with buyers who want newer buildings with a pool and parking.
- Fuengirola and Benalmádena. Dense, practical resort towns on the train line, with a large foreign community, shops and services open all year. Mostly apartments.
- Mijas, Nerja and the hills. Villages and villas with views, more peace, but a car is essential.
Which area suits which goal is covered in best areas to buy in Spain.
Getting there
Málaga-Costa del Sol airport is the main gateway. Marbella is roughly an hour by road, Estepona a little more, Fuengirola and Benalmádena are close to the airport, and a suburban train links the airport with Fuengirola. Many low-cost and scheduled flights reach Málaga from Poland, Germany, the Baltic states and other EU cities; timetables change by season, so check current schedules. Easy flights matter for rental demand and for your own visits.
Prices and the cost of buying
Prices rose faster than rents, which compresses yields; see property prices and buying costs in Spain and rental yield in Spain. Foreigners made up about 16% of purchases in the second quarter of 2026 (source summary).
On a resale in Andalusia the transfer tax (ITP) is 7%. Add notary, land registry and lawyer, and the total is usually around 8.5-10% of the price. A new home from a developer pays 10% VAT plus stamp duty (AJD) of about 1-1.5% instead of ITP. For an illustration only: a €250,000 resale apartment would carry ITP of €17,500 and about €3,750 of other costs, roughly €21,250 in total. Details on new versus resale are in new-build vs resale in Spain.
Tourist-licence limits in Andalusia
Many buyers on this coast plan to let to tourists. In Andalusia a tourist home needs a registration in the regional tourism register, and the rules have tightened. Reports say that a regional decree of 2024 lets municipalities cap tourist flats per building or area, that the regional government has cancelled thousands of registrations (a press figure of about 6,700 since 2024, over 2,000 of them in Málaga province), and that Málaga city has adopted a ban on new tourist licences on residential plots for up to three years, reported as in force from late July 2026. Marbella, Benalmádena and Mijas are named in the press as places where tourist housing fell the most.
In an apartment block the community of owners usually has a say, and a qualified majority is generally needed to allow tourist use. In practice this means:
- Never buy on the promise that a flat "can be let to tourists". Ask for the registration number and check it in the regional register.
- A licence does not necessarily pass to a new owner. Ask a local lawyer whether it does for this property.
- Look at the building statutes and the owners' meeting minutes.
- Model a long-term rental as your base case.
The national picture, including a court ruling that annulled the state rental register in 2026 (reported), is explained in short-term rental rules in Spain.
For Russian-speaking buyers and expats
The Costa del Sol has one of the largest Russian-speaking communities in Spain, so many lawyers, gestorías, agents, doctors and schools work in Russian. That helps, but keep the contract and the power of attorney in Spanish with a translation you can read, and keep your own independent lawyer rather than the seller's.
- Documents. You need an NIE tax number before you sign (see NIE and tax numbers), a passport, and for non-Spanish documents usually an apostille and a sworn translation.
- Bank. A Spanish account helps with taxes, utilities and the notary payment. Banks ask for the source of funds, and for Russian or Belarusian citizens the checks are generally stricter. Prepare documents rather than hoping they will not be asked; see bank checks for Russian citizens living in the EU and opening a bank account as a non-resident owner.
- Citizenship. Russian citizens are not barred from buying property in Spain as such, but sanctions rules apply to listed persons and some banks are cautious. See buying property abroad with Russian citizenship.
- Remote buying. If you cannot travel, a notarised power of attorney is common; read power of attorney for buying abroad.
Non-EU buyers: the proposed extra tax
A proposal for a complementary tax of up to 100% on purchases by non-EU non-residents was presented to the Spanish parliament in May 2025. Reports in 2026 say it stalled without enough votes and was not formally withdrawn. As far as we could confirm it is not law, but check the current position before you buy; it would not apply to EU citizens or to people with Spanish residence. The same point is covered for the whole country in the Barcelona, Madrid and islands guide.
FAQ
Is Málaga or Marbella better for a first purchase? Málaga is a working city with year-round demand and easier rental; Marbella is a prestige market with higher prices and costs. Decide by budget and by whether you will live there or let.
How much tax do I pay on a resale in Andalusia? ITP is 7% of the higher of the price and the reference value, plus notary, registry and lawyer costs.
Can I rent to tourists after buying? Only if the property can obtain or already holds a valid registration, the building allows it and the municipality has not capped it. Check before signing.
Do I need to live in Spain to buy? No. You need an NIE number and a bank payment trail, not residence.
Will a flight from my country be easy? Málaga is well served from many EU cities, but timetables are seasonal; check before planning around a specific route.
How we help
We are a trilingual platform that finds properties in Spain and coordinates independent local lawyers and tax advisers. We help you compare towns, shortlist listings and prepare the documents. You can browse listings in Spain and use our calculators. This text is informational and is not legal, tax or investment advice; rules change, so verify the current rules with a Spanish lawyer and, for official wording, the Spanish tax agency at agenciatributaria.es before you decide.