A new tax reduction is set to make buying a resale property in Andalucía more affordable, with further reductions planned over the coming years.The Junta de Andalucía has announced plans to reduce the general rate of Property Transfer Tax (Impuesto de Transmisiones Patrimoniales, or ITP) from 7% to 6.75% from 2027. The measure forms part of a wider commitment to gradually reduce the tax to 6% by the end of the current legislative period, with the rate intended to fall by a further quarter of a percentage point each year.For buyers considering a property in Marbella, Nueva Andalucía, Estepona, Benahavís or elsewhere along the Costa del Sol, the announcement represents another change to consider when calculating the overall cost of a purchase.What Is Changing?At present, the general ITP rate for the purchase of a resale property in Andalucía is 7%. Under the proposed 2027 budget measures, this will fall to 6.75%.The Junta has estimated that almost 147,000 people could benefit from the announced tax changes, with around 138,000 expected to benefit specifically from the reduction in the general rate.The planned reduction is part of a longer-term commitment to bring the general rate down to 6%, with annual reductions of 0.25 percentage points. Planned ITP ReductionCurrent rate: 7%2027: 6.75%Following annual reductions: 6.5%, then 6.25%Target rate: 6%The exact application of future reductions will depend on the relevant annual budgets and legislation.Higher Price Limits For Reduced RatesThe changes are not limited to the general ITP rate.The Junta has also announced an increase in the property value threshold for certain reduced rates. The current €150,000 limit will rise to €200,000 for the 6% reduced rate applicable to qualifying purchases of a main residence.The threshold for the 3.5% super-reduced rate will also increase from €150,000 to €200,000 for qualifying groups, including buyers under 35 and certain other categories.For buyers with a recognised disability or members of large families, the property value threshold will rise to €300,000.These reduced rates are subject to specific eligibility requirements, so buyers should confirm their individual circumstances before relying on a reduced rate.What Does This Mean For Property Buyers?The reduction may appear modest as a percentage, but on a high-value property even a small change in the tax rate can translate into a meaningful saving.For example, on a €1,000,000 resale property, a 7% ITP rate would represent €70,000 in tax. At 6.75%, the amount would be €67,500 — a difference of €2,500.On a €2,000,000 property, the difference would be €5,000.The planned reduction towards 6% would create a larger difference over time. At 6%, ITP on a €1,000,000 property would amount to €60,000, compared with €70,000 at the current 7% rate.Of course, ITP is only one part of the total cost of purchasing property in Andalucía. Buyers should also account for legal fees, notary and registration costs, financing expenses where applicable, and other purchase-related costs. Resale Properties vs New DevelopmentsOne important distinction is that ITP applies to the purchase of resale properties. New-build properties purchased from a developer are generally subject to VAT rather than ITP, meaning the announced ITP reduction does not apply in the same way to newly built homes.This distinction is particularly relevant in Marbella and the Costa del Sol, where both established villas and apartments and newly developed residences form an important part of the property market.A Changing Tax LandscapeThe planned ITP reduction is part of a broader set of measures announced by the Junta aimed at improving access to housing and supporting property purchases in Andalucía. The regional government has also highlighted measures relating to first-home guarantees and increasing the supply of affordable housing.For property buyers, the key takeaway is straightforward: from 2027, the general ITP rate for qualifying resale property purchases is planned to fall from 7% to 6.75%, with further reductions planned towards 6%.As always, buyers should obtain up-to-date legal and tax advice before completing a purchase, as the applicable tax rate can depend on the type of property, its value and the buyer’s individual circumstances.

A milestone just landed quietly in the notary records. The average residential property transaction in Marbella has passed 800,000 euros on a full-year basis, the first time that has happened.The Numbers Behind the MilestoneAccording to the Portal Estadístico del Notariado, which tracks completed sales rather than asking prices, the average transaction value in Marbella stood at 803,522 euros through May 2026. That is up 38.3% compared with 2022.The climb has been steady, not sudden:2022: €580,9692023: €663,9332024: €704,6912025: €736,936Jan-May 2026: €803,522Price per square metre tells the same story. It reached €4,894 in the first five months of 2026, up from €4,425 in 2025 and €3,649 in 2023. Since 2022, that is a rise of nearly 50%. It’s Not Just the Golden MileThe instinct is to assume this is a Golden Mile story. It isn’t.San Pedro Alcántara shows the same pattern. Average transaction values there went from €511,260 in 2024 to €608,532 in 2025, then to €714,050 in the first five months of 2026. That’s close to 40% growth in two years, and roughly 50% above 2022 levels.This is a municipality-wide shift, not a pocket of exclusivity pulling up the average on its ownThe Numbers Tell the StoryInternational buyers now make up around 32% of all property purchases in Marbella, according to the 2026 market report from The Agency Marbella. In the luxury segment specifically, that share jumps dramatically. Property portal Idealista puts foreign buyers at roughly 90% of purchases for homes priced above €2 million.That’s not speculative money either. Fewer than 10% of these luxury purchases involve a mortgage. Most are cash transactions, which points to buyers who want the lifestyle, not investors leveraging debt to chase a quick return. Why Here, Why NowA few things keep pulling international buyers toward Marbella specifically.Connectivity. Two international airports, Málaga and Gibraltar, put the coast within easy reach of most of Europe, and the New York route has opened the US market in a way that wasn’t possible a decade ago.Lifestyle, not just weather. Buyers increasingly talk about quality of life rather than sunshine alone: the dining scene, the golf courses, the schools, and a genuinely international community that makes relocating easier.Safety in an unstable world. Knight Frank’s 2026 market report describes Marbella as consolidating into a multigenerational safe-haven asset, driven partly by global geopolitical instability and a search for security and capital preservation that goes well beyond a holiday home.Resilient value. Prime property in Marbella appreciated 8.1% in 2025, more than double the 3.2% average across global luxury markets tracked by Knight Frank’s Wealth Report. Buyers watching that comparison don’t need much convincing.A More Selective Market, Not a Cooling OneThe market has matured. Growth has moderated from the sharpest post-Covid years, and today’s buyer is more analytical, more selective, and less willing to pay a disproportionate asking price. That’s a healthy shift, not a warning sign.What hasn’t changed is the underlying appeal. International demand remains one of the true pillars of Marbella’s property market, and everything in the current data suggests that isn’t about to change.Considering a purchase in Marbella and want a clearer picture of where the value is right now? Our team is happy to walk you through it.

Few things define the Marbella lifestyle quite like waking up to views of the Mediterranean. From contemporary villas high in the hills to elegant apartments close to the beach, Marbella offers a wide range of properties where the sea is part of everyday life.But not every sea view — or every area — offers the same experience. Here are some of the best places to look for a sea-view property in Marbella.1. The Golden Mile — Iconic Coastal ViewsMarbella’s Golden Mile is one of the most sought-after locations for buyers looking for a combination of sea views, beach access and proximity to the city.Properties closer to the coast offer a front-row Mediterranean lifestyle, while homes further uphill can provide wider panoramic views across the coastline. Areas around Sierra Blanca and Cascada de Camoján are particularly attractive for buyers looking for spacious villas, privacy and elevated views.Why buy here?Close to Marbella’s best beaches and beach clubsEasy access to Puente Romano and Marbella ClubExcellent selection of luxury villas and apartmentsStrong appeal for both lifestyle buyers and investors 3. Sierra Blanca — Elevated LuxuryLocated just above the Golden Mile, Sierra Blanca is one of Marbella’s most prestigious residential areas. Its elevated position gives many properties unobstructed views towards the Mediterranean and, on clear days, the North African coastline.The area is characterised by large private villas, elegant apartments and gated communities, making it particularly attractive to buyers prioritising privacy and security.Best for: Buyers looking for prestigious villas, large plots, privacy and spectacular panoramic views.4. Cascada de Camoján — Privacy and Panoramic ViewsFor buyers who want to combine sea views with a sense of seclusion, Cascada de Camoján is hard to overlook.Set on the lower slopes of La Concha, the area is surrounded by greenery and offers some of Marbella’s most impressive elevated views. Properties here tend to be spacious and private, with many enjoying large terraces, gardens and swimming pools.It is particularly appealing for those who want to feel surrounded by nature without being far from Marbella’s restaurants, beaches and amenities.5. La Quinta — Sea, Golf and Mountain ViewsAlthough technically located in Benahavís, La Quinta is closely connected to the Marbella lifestyle and is a popular choice for buyers searching for elevated properties.The area is built around the La Quinta Golf & Country Club, with many homes positioned to take advantage of views towards the Mediterranean, golf course and surrounding mountains.The combination of contemporary developments, established villas and resort-style amenities makes La Quinta particularly attractive to international buyers. 6. East Marbella — Sea Views Close to NatureEast Marbella offers a different type of sea-view lifestyle. Areas such as Los Monteros, Río Real, Elviria and Cabopino combine proximity to the coast with a more relaxed, residential atmosphere.While some properties are directly beside the beach, others sit slightly higher and enjoy views across the Mediterranean. The area is particularly popular with families thanks to its beaches, international schools, golf courses and outdoor lifestyle.Why consider East Marbella?Some of Marbella’s best family-friendly beachesMore relaxed atmosphereExcellent selection of villas and apartmentsGolf, restaurants and international schools nearbSea Views Can Make a Difference to Property ValueIn Marbella, a genuine sea view is more than just a lifestyle feature. It can also be an important factor in a property’s desirability and resale potential.However, not all sea views are equal. A distant glimpse of the Mediterranean from one corner of a terrace is very different from an uninterrupted panoramic view from the living room, bedrooms and outdoor spaces.For buyers considering a sea-view property, it is worth looking beyond the view itself and considering the property’s orientation, elevation, privacy, surrounding construction and the likelihood that the view will remain protected.Finding Your Perfect Sea-View Home in MarbellaFrom beachfront apartments to hillside villas overlooking the Mediterranean, Marbella offers an exceptional variety of sea-view properties.The right location ultimately depends on the lifestyle you want. Do you want to walk to the beach every morning? Wake up surrounded by mountains? Have golf on your doorstep? Or enjoy complete privacy high above the coast?Once you know the lifestyle, finding the right sea view becomes much easier.At 3SA Estate, we help buyers discover properties across Marbella and the surrounding areas, from frontline residences on the coast to private villas in the hills. If a Mediterranean view is at the top of your wish list, the right property could be closer than you think.