A buyer's agent represents the buyer, not the seller. GADAIT — a French advisory house with a Marbella desk — searches the whole market, off-market included, guides you through the Spanish buying process (NIE, arras, notary), explains taxes and fees (~10–13%) and non-resident taxation, runs due diligence with an independent lawyer, and negotiates on your side. Marbella's leading agencies are excellent sellers — but they are sell-side. We are the independent buy-side counterpart.
Marbella's Missing Buy-Side Advisor
Marbella's prime market is dominated by excellent listing agencies. They are, by design, sell-side: their mandate is to market and sell their own stock, and they earn by doing so. That leaves a clear gap — who represents the buyer? Most international purchasers end up navigating the Spanish process, non-resident taxation and a high-stakes negotiation with an agent whose interests sit on the other side of the table.
GADAIT fills that gap. We are an independent advisory house at 78 Avenue des Champs-Élysées in Paris, with a desk on the ground in Marbella. Our role is not to sell a catalogue but to represent you — entirely buy-side, like a luxury buyer's agent dedicated to the Costa del Sol. We search the whole market, including off-market, explain every step, and negotiate in your sole interest.
Why Use a Buyer's Agent in Marbella?
In Marbella, almost every agency works for the seller: their job is to move their stock, not to defend your interests. A buyer's agent reverses that logic. We have nothing to sell — our only mandate is your acquisition: the right property, on the best terms, with every risk checked before you commit.
Listing Agent or Buyer's Agent?
The distinction is simple but decisive. A listing agent sells its own stock and represents the seller. A buyer's agent searches the whole market and represents you. Here is what that changes in practice.
| Traditional listing agency | GADAIT buyer's agent | |
|---|---|---|
| Who it represents | The seller and its own stock | You — the buyer only |
| What it shows you | The listings it holds | All of Marbella, off-market included |
| Coverage | Its own portfolio | The whole market, every agent |
| Interest | Selling its catalogue | The right asset, the best price |
| Off-market access | Occasional | At the heart of the mandate |
| Confidentiality | Public listings | Private, family-office standard |
Buying in Spain, Explained for Internationals
The Spanish process differs from many home markets: no notarised preliminary contract at the outset, but a private arras contract, a central role for the lawyer, and a final notarial deed. Here are the six key steps, which we run for you end to end.
What Does Buying in Marbella Cost?
Beyond the price, buying in Andalusia means an acquisition-cost envelope of roughly 10–13%. The main item is transfer tax: 7% ITP on a resale home, or 10% VAT + 1.2% AJD on a new-build bought from a developer. Notary, registry and legal fees are added on top. The table below summarises the 2026 rates.
| Item | Indicative rate | Note |
|---|---|---|
| ITP — resale home | 7% | Flat Andalusia rate since 2021 (Ley 5/2021) |
| VAT (IVA) — new-build | 10% | Purchase from developer, residential |
| AJD — new-build | 1.2% | Stamp duty, on top of VAT |
| Notary & Land Registry | ~1% | Escritura + Registro de la Propiedad |
| Legal fees | ~1% | Due diligence, independent from the seller |
| Total indicative envelope | ~10–13% | Confirm with a tax adviser |
Indicative 2026 rates for Andalusia. The taxable base is the higher of the price and the cadastral reference value. Reduced rates exist (primary residence, young buyers, large families). Confirm with a tax adviser for your situation.
Taxation for Non-Resident Owners
Owning in Marbella without residing in Spain creates obligations in two countries. Here are the points to anticipate — all to be validated with a tax adviser, as the treaty between your country and Spain governs the interaction to avoid double taxation.
- IRNR — non-resident income taxIn Spain, a non-resident owner is taxed annually: on real rental income if you let the property, or on a deemed income (imputación de rentas) if you do not.
- IBI — local property taxThe Impuesto sobre Bienes Inmuebles is payable each year to the municipality, based on the property's cadastral value.
- Capital gains on resaleAny gain is taxed in Spain, with a withholding retained by the buyer (a mechanism specific to non-resident sellers). The tax treaty governs how it is credited at home.
- Spanish wealth taxSpain applies an Impuesto sobre el Patrimonio to non-residents on assets located in Spain; thresholds and reliefs vary — this should be checked case by case.
- Home-country wealth taxDepending on your residence, a home-country wealth tax (such as the French IFI) may include your Marbella property; the treaty prevents double taxation.
General, non-exhaustive information, to be validated with a tax adviser based on your country of residence, ownership structure and personal circumstances.
Where to Buy in Marbella & Around
From the beachfront Golden Mile to the ultra-private La Zagaleta, each area has its own profile, pricing and lifestyle. We help you choose the right micro-market before sourcing — here are our detailed area guides.
Off-Market Access in Marbella
A significant share of Marbella's finest villas never appears on the portals. These confidential properties sell discreetly, through private networks of owners, developers, family offices and trusted advisers — for security, confidentiality or simple preference. To reach them, you need an introduction from a recognised local market player.
This is one of the most concrete benefits of our Marbella desk: we open those doors for our clients. Working with us, you don't only see what's in the window — you reach the real market, including the trophy assets that change hands without ever being advertised. Explore our Marbella property selection and ask us for the off-market that matches your brief.
The Mandate, Step by Step
A structured method turns an open brief into a controlled acquisition. Each step is confidential, and you keep a single point of contact from the first brief to the handover of keys.
Why GADAIT in Marbella?
We are neither a portal nor a shop-window agency. We are an independent advisory house that buys on your behalf in Marbella — with a local desk, off-market access and support in English, French and Spanish.
FAQ — Buyer's Agent in Marbella
A buyer's agent — or buying agent — represents the buyer, not the seller. Unlike a traditional Marbella agency that markets its own listings, we search the whole market on your behalf, including off-market properties held by other agents and private owners, then handle the selection, due diligence and negotiation. Our only mandate is your interest: the right property, at the right price, with every risk checked before you commit.
A listing agent represents the seller and earns by selling its own stock, so it shows you what it holds. A buyer's agent represents you: we search the entire market — including other agents' listings and off-market owners — negotiate on your side of the table and have no incentive to push any particular property. In Marbella, leading agencies such as the well-known listing brands are excellent sellers, but they are sell-side by design. We are the counterpart: independent, buy-side only.
Yes, with no restrictions. EU nationals and non-EU buyers alike can purchase residential property in Spain on the same terms as residents; there is no quota or prior authorisation for homes. The one essential formality is obtaining an NIE (foreigner identification number), which is required to sign the deed, pay taxes and open a Spanish bank account.
For a resale (second-hand) home in Andalusia, the main tax is ITP (transfer tax) at a flat 7% since 2021. For a new-build bought from a developer, you pay VAT (IVA) at 10% plus AJD (stamp duty) at 1.2%. On top of that come notary fees, Land Registry fees and legal fees, typically around 1%. In practice, budget roughly 10–13% of the price in acquisition costs. These 2026 rates should be confirmed with a tax adviser for your situation.
The NIE (Número de Identidad de Extranjero) is the tax identification number issued to any foreigner carrying out a transaction in Spain. It is mandatory to buy, pay taxes, open a bank account or connect utilities. You obtain it at a Spanish consulate abroad or in Spain, in person or by power of attorney granted to your lawyer. We coordinate this early so it never delays completion.
It is not legally compulsory, but it is strongly recommended and standard practice at the prime end. An independent lawyer verifies the title, checks for charges and debts (mortgages, IBI, community fees), confirms planning compliance (licences, cédula) and validates the built areas. We work with independent lawyers — separate from the seller — to protect your interests alone.
Once the property is chosen, typically 6–10 weeks: reservation, signing the arras (private purchase) contract with a deposit (often 10%), legal and technical due diligence by the lawyer, then signing the escritura before a notary and registering the title. The upstream search phase varies with the precision of the brief and access to off-market opportunities.
A non-resident owner in Spain falls under IRNR (non-resident income tax): an annual charge is due, calculated on real rental income if you let the property, or on a deemed income (imputación de rentas) if you do not. On resale, the capital gain is taxed in Spain, with a withholding applied by the buyer. The local property tax (IBI) is also payable each year. These points should be validated with a tax adviser based on your country of residence.
A significant share of Marbella's finest villas never appears on the portals: they sell discreetly through private networks of owners, developers and trusted advisers, for confidentiality or security. Accessing them requires an introduction from a recognised market player. This is one of the concrete benefits of our Marbella desk — we open those doors for our clients.
Engagements are agreed in writing before any work begins — typically a retainer and a success fee on completion, or a fee split with the sell-side where the market allows. You know the basis upfront, with no conflict of interest. The value lies in off-market access, negotiation leverage and the risk removed from a cross-border purchase — not a simple percentage.
Yes. GADAIT is a French advisory house with a Marbella desk, advising international clients in English, French and Spanish. We are used to coordinating cross-border acquisitions — liaising with your private bank, lawyer and tax adviser — and keeping the mandate fully confidential, from first brief to completion.
Speak to a Buyer's Agent in Marbella
Tell us your objective, area and budget. We reply within fifteen minutes in office hours and come back with an off-market selection — with family-office discretion.
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