Buying a property in Andalusia
Whether you call it Andalusia or Andalucía (note the accent on the í in Spanish, meaning that you put the stress there), this region of Spain is a wonderful option for property buyers.
Andalusia is the southernmost part of mainland Spain. It stretches 600 kilometres from east to west and 250 kilometres from north to south, covering the whole bottom fifth of Spain – a space larger than the whole of Ireland.
That includes over 1,000 kilometres of coastline, which includes, going east to west, the Costa Almería, Costa Tropical, Costa del Sol and the Costa de la Luz which runs up to Portugal.
The capital city is Seville, but Andalusia’s exciting cities include Málaga, Cádiz, Granada and Cordoba, as well as seaside resorts such as Marbella, Torremolinos and Mojácar.
While parts of Andalusia are more known for well-watered golf courses, the region includes the Tabernas Desert in Almería and the Sierra Nevada mountains, where you can go skiing.
Culturally, Andalusia is often seen as the ‘traditional’ Spain of flamenco and fighting bulls. But it’s also given us Picasso, tapas, sherry and Spain’s most beautiful building, the Alhambra, built by the Moors in the 1200s.
Why buy property in Andalusia
Andalusia has something for every kind of property buyer. If you’re buying a holiday home you’re in the right place. Well over 30 million tourists[1] come to Andalusia every year, benefitting from a 12-month season in popular areas like the Costa del Sol.
That offers huge potential for property investment in Andalusia too, both in rentals (although watch out for new controls on short-term rental) and capital growth. The average property price has risen from less than €1,600 per square metre in 2014 to €2,250 in 2024. However, there could well still be room to grow. Prices for resale (existing) property in Andalusia is still below pre-global financial crisis levels.[2]
For retirement or relocation, there are good reasons why so many British, German, Scandinavian and Benelux citizens have made new lives here. Their inspiration stories have been recorded in popular books such as Driving Over Lemons and A Rose for Winter.
Given the size of Andalusia, although property prices in some areas are high, there is still plenty of super-affordable property both on the thousand kilometres of coast, and inland. That includes village properties, country homes and smallholdings. There is also no shortage of property to renovate.
The weather in Andalusia
Andalusia is the most reliably warm region of mainland Spain. It enjoys 3,000 hours of sunshine a year. During the summer, temperatures are confidently in the 30s Celsius. Even the coldest month, January, can see highs of 18°C.
In areas like Seville, where there is no sea breeze and temperatures have climbed in recent years, some may find the summer heat too intense. However, there are ways of mitigating that, whether traditional (the siesta) or modern (efficient air-con).
What can I get for my budget in Andalusia
Given that Andalusia is such a vast region, prices vary, with extremely low-cost properties to be found in lesser-known areas and sky-high prices in areas like Marbella. Inland Andalusia is home to many older, characterful properties that need to be renovated, they can be bought for under €50,000. A similar, already renovated village home would cost you €100,000. If you want a small apartment near to the sea, you’ll need at least €200,000. The Costa Almería and the Costa de la Luz tend to be considerably more affordable than the Costa del Sol.
Is a property in Andalusia a good investment?
Property in Andalusia certainly has the potential to be a good investment. Buying costs are relatively low as Andalusia is one of the most tax-efficient regions in Spain. Transfer tax is levied at 7% for a resale property (VAT is 10% for a new build).
There is also no wealth tax in Andalusia.
In terms of rental income, holiday homes can be lucrative along the coastal hotspots, while a property in Seville or Málaga city will also benefit from those looking for a weekend getaway. As Andalusia has a lengthy season – indeed it can offer rental income all year in the right places – renting can be more profitable than it would be along more northerly or remote coastlines.
Capital growth has also been steady in recent years, and property on the tourist hotspots recovered faster than regular Spanish property both from the global financial crisis and the Covid pandemic.
So the signs are positive.
How to get to Andalusia
Andalusia has five international airports: Málaga, Seville, Granada, Almería and Jerez. Málaga, as the capital of the Costa del Sol, is the busiest with 85% of passengers via a consistent stream of budget-friendly international flights throughout the year.
Once there, you might not even need to hire a car, with good local train and bus services. Most of the region is covered by Spain’s high-speed AVE train service, with connections to Madrid and Barcelona. Málaga to Madrid is just three hours.
Where to buy in Andalusia
International property buyers tend to flock to the coastline, especially the Costa del Sol, with its desirable resorts like Marbella, Fuengirola and Málaga.
However, inland, in provinces such as Córdoba and Jaén, home hunters can find beautiful older homes in white-washed villages set in the mountains.
Córdoba
A thousand years ago Córdoba is thought to have been the most populous city in the world and was capital of the Islamic Emirate. Today, however, it is a moderately sized city and UNESCO World Heritage Site. One of the most important buildings here, flocked to by visitors, is the Great Mosque of Córdoba, alongside the Roman bridge.
In addition to the historical architecture, those living here can enjoy numerous garden, parks and natural environments – such as Jardines de la Victoria and Jardines de la Agricultura. Tourism is especially big in this city in May due to the climate and the three festivals that take place here – the May Crosses Festival, the Patios Festival and Córdoba’s Fair.
Jaén
The World Capital of Olive Oil, as Jaén is known by the locals, is found deep in the hills of the Santa Catalina mountains. More olive oil (or liquid gold) is made here than anywhere else in the world. Almost every square inch of land outside the cities and parks is covered in olive groves.
Further out into the province, you will find two Renaissance cities, Úbeda and Baeza – both of which are UNESCO World Heritage Sites. The province’s location, out in the mountains, makes it a very different and beautiful location.
Huelva
The province is popular due to its variable landscape of mountains, forests, unspoilt countryside, and beaches with backdrops of pine and juniper woods. There is a subtropical Mediterranean climate, which of course attracts people from all over the world (especially the colder countries!), and the numerous popular fiestas are well attended by expats and locals alike.
Seville
Seville province is home to Andalusia’s capital, also called Seville, which has recently been named Europe’s most walkable city. Must-see sites include the Plaza de España, a Spanish Renaissance style square, Maria Luisa Park, the Gothic Cathedral and the UNSECO World Heritage site, Real Alcázar. It has a fantastic mix of Moorish, Gothic and Renaissance architecture. It is superb for tapas bars and flamenco shows. And while beautiful, it has yet to secure the reputation (or the visitors) of Madrid or Barcelona.
Cádiz
Cádiz includes the Costa de la Luz, the Coast of Light. Cádiz sits on the Atlantic Ocean, so the waves are bigger, but the sea temperature is nippier. It is a wonderful spot to buy thanks to its rich history, hidden coves along the coast, vast beaches, and sand dunes. The town of Tarifa is one of the windiest in Europe and is a hit with surfers. Cádiz itself is one of the oldest cities in Spain, home to whitewashed houses and tropical vegetation.
Granada
Granada boasts a rich Roman and Moorish history, with antiques and architecture that remains in excellent condition – particularly UNESCO World Heritage Site, the Alhambra Palace. The province also boasts 30 kilometres of rugged coastline and small bays, as well as tropical and fruit farms.
The climate here is influenced heavily by the Sierra Nevada mountain range in the north – this is the highest point in Spain, and the second highest in Europe after the Alps, making it popular with skiers.
Málaga
The capital of the Costa del Sol, Málaga consistently tops lists for the best place to live in Spain, and this is really no surprise as it is at heart an unspoilt city with a beautiful old town, newly refurbished promenade and wonderful museums and restaurants. Expats will also appreciate how well-connected its airport is.
Areas to buy in the region include luxury neighbourhoods like Marbella and Estepona, as well as inland gems like Mijas Pueblo, Coín and Casares.
Almería
Almería a hidden gem on Spain’s Mediterranean coast, boasts winding cobblestone streets and historic architecture. Popular with expats, it offers good infrastructure and support services for English-speakers. While tourists flock to the city, many expats prefer quieter inland areas. Almería’s rich history includes the medieval Alcazaba fortress and the unique volcanic landscape of Cabo de Gata-Nijar Natural Park. With a hot subtropical desert climate, it’s Europe’s driest city.
Steps for buying in Andalusia
- Search online: The Your Overseas Home property portal has a fantastic choice of listings in the Andalusia. Determine what you can buy for your budget, as well as a list of features you would like in a home (close proximity to the beach or golf, mountain or sea views). You may want to narrow down your search to specific towns (Málaga, Seville, Granda).
- Form a team of experts. Once you have chosen a handful of properties that tick your boxes, reach out to an estate agent. They will be able to talk through the area and what you are looking for in a home in greater detail. You will also need an English-speaking lawyer to ensure that the purchase is legally secure. Plus, a currency specialist like Smart Currency Exchange can help you to transfer your budget over to the Andalusia. You may also want to connect with a financial advisor and a mortgage specialist.
- Book a viewing trip. Once you have your team in place, head out to the Andalusia to see your pick of properties. If you haven’t narrowed down to a specific town, check the journey times between each home, it’s quite a large area! If you find a home that ticks your boxes, then reconnect with your professional team and make an offer.
- Once you have made an offer: If the seller accepts your offer, you will sign a reservation contract and pay a fee to take it off the market. Then, you will sign and pay the deposit, around 10% of the purchase price. As you’ve now committed to buying your dream home, lock in your exchange rate to ensure that you do not lose out on thousands. Meanwhile, your lawyer will contact the notary to ensure the legality of the sale.
- Hold the keys in your hand: You will need to sign the sale contract, escritura pública at the notary’s office. Finally, pay the balance of the purchase price, minus the deposit you have paid. You must also pay the relevant taxes (ITP), stamp duty, notary fees and legal fees.