1. Why do Irish buyers choose Marbella over other European destinations?
Marbella has long appealed to Irish buyers looking for a refined lifestyle underpinned by strong fundamentals. The Costa del Sol offers a mild Mediterranean climate with abundant sunshine throughout the year, alongside excellent healthcare, international schools, high-quality infrastructure and a well-established expatriate community.
For many Irish purchasers, Marbella represents not just a holiday destination but a long-term lifestyle base or second home that balances leisure with security. The area’s range of high-quality lifestyle amenities, from championship golf courses and marinas to fine dining and cultural life, supports year-round living rather than seasonal use alone. Direct flights from Ireland to Málaga further reinforce Marbella’s accessibility for both short stays and extended periods in residence.
2. Can Irish citizens legally buy and own property in Spain?
Yes. Irish citizens are European Union citizens and enjoy the same rights as Spanish nationals when purchasing and owning property in Spain. There are no restrictions on ownership for EU nationals, whether buying as individuals, couples or through corporate structures.
Spanish property law is well established and transparent. Ownership is formalised through a notarial deed and recorded in the Land Registry, providing legal certainty and public record of title. Irish buyers can purchase property for personal use, rental income or long-term investment without limitation based on nationality.
3. Do Irish citizens need visas or residency permits to live in Spain?
No. Irish citizens benefit from full EU freedom of movement and do not require visas or residency permits to enter, reside or work in Spain. They are not subject to time limits on stays, unlike non-EU nationals.
However, if an Irish citizen remains in Spain for more than three months, Spanish law requires registration as an EU resident. This involves applying for a Certificate of Registration as an EU Citizen, which confirms the right of residence but does not restrict travel or impose immigration controls. It is an administrative formality rather than a permission process.
4. What documentation is required to purchase a property?
All foreign buyers in Spain, including Irish citizens, must obtain a Número de Identificación de Extranjero (NIE). This is a tax identification number required for property purchases, opening bank accounts, paying taxes and completing legal transactions.
The NIE can be obtained either in Spain or through a Spanish consulate abroad. Once issued, the NIE number itself does not expire. In practice, most buyers open a Spanish bank account to cover purchase costs, taxes and ongoing expenses.
5. How does taxation work for Irish buyers purchasing in Marbella?
Property ownership in Spain carries clear and defined tax obligations.
For resale properties in Andalucía, buyers generally pay Transfer Tax (ITP), which currently stands at 7%. New build properties are subject to VAT at 10%, together with Stamp Duty, which varies depending on the specific transaction.
Ongoing ownership costs include municipal property tax (IBI) and, for non-residents, an annual non-resident tax declaration even if the property is not rented. Where a property is rented, rental income must be declared in Spain. EU citizens may deduct certain allowable expenses, subject to current tax rules.
Ireland and Spain have a double taxation agreement, which helps prevent the same income being taxed twice. Given the complexity of cross-border taxation, specialist advice is always recommended.
6. Does buying property in Spain make me a Spanish tax resident?
No. Owning property in Spain does not automatically result in Spanish tax residency. Tax residency is generally determined by spending more than 183 days per calendar year in Spain or by having Spain as the centre of one’s economic or personal interests.
Many Irish buyers structure their time between Ireland and Spain to remain non-resident for tax purposes while still enjoying extended stays in Marbella. Each situation should be assessed individually to ensure compliance with both Spanish and Irish tax regulations.
7. Can Irish buyers obtain mortgages in Spain?
Yes. Spanish banks offer mortgage financing to non-resident buyers, including Irish citizens. Loan-to-value ratios typically range from 60 to 70% for non-residents, depending on the buyer’s profile, income structure and the property itself.
Mortgages are usually offered at variable or fixed rates, with terms that differ from Irish lending practices. Buyers should also budget for purchase costs, taxes and fees which are not covered by mortgage finance and typically amount to around 10 to 13% of the purchase price.
8. What ongoing costs should be considered after purchase?
In addition to annual property taxes, owners should budget for community fees if the property forms part of a managed development. These fees cover maintenance of communal areas, security and shared services.
Utilities, insurance, property maintenance and professional services such as accounting or tax representation should also be factored into annual running costs. Transparency around these expenses is an important part of evaluating any property, particularly in the luxury market.
9. How long does the buying process usually take?
From accepted offer to completion, the purchasing process typically takes between eight and twelve weeks. This timeline allows for legal due diligence, contract exchange and final completion at the notary.
Cash purchases can sometimes proceed more quickly, while mortgage-financed transactions may take longer. Proper preparation and professional coordination significantly reduce delays and risk.
10. How does Kore Estates support Irish buyers?
Kore Estates offers a tailored, end-to-end service for Irish buyers considering property in Marbella. From initial consultation and market guidance through to legal coordination, negotiation and post-purchase support, every stage is handled with discretion and precision.
With Irish roots at leadership level and deep local market expertise, Kore Estates understands both the practical and cultural considerations that matter to Irish buyers. Our role is to simplify the process, protect your interests and ensure that your purchase is informed, secure and aligned with your long-term objectives.