A €10 million villa in Marbella is a significant number. The asking price is not the total number. Between purchase taxes, legal fees, annual levies, and the infrastructure of running a property at this level, the actual cost of ownership diverges considerably from the price tag. This is what that looks like in practice.

The acquisition costs

In Andalucía, the transfer of an existing property (resale) is subject to ITP — Impuesto de Transmisiones Patrimoniales. Since 2021, the Junta de Andalucía applies a flat rate of 7% regardless of purchase price. On a €10M transaction: €700,000.

For a new-build or off-plan property, ITP is replaced by IVA (VAT) at 10%, plus a stamp duty (AJD — Actos Jurídicos Documentados) currently at 1.2% in Andalucía. On a €10M new build: €1,000,000 in VAT and €120,000 in stamp duty — €1,120,000 in purchase taxes.

Legal fees, notary costs, and land registry: budget 1.0–1.5% of the purchase price. On €10M, that is €100,000–€150,000. A buyer’s legal advisor — separate from the developer’s or seller’s lawyer — is not a luxury at this level. It is the only way to ensure there are no encumbrances, planning irregularities, or undisclosed charges on the property.

The Solidarity Tax

Spain’s Impuesto Temporal de Solidaridad de las Grandes Fortunas (Law 38/2022) applies to net wealth above €3 million. It is levied annually on the total net wealth of the individual, not just on the property itself. The rates are progressive:

For a buyer whose main asset is the property itself, a €10M villa triggers the full progressive scale. The annual bill depends on total declared net wealth, not just the property value. Spanish residents may also be subject to regional Wealth Tax (Impuesto sobre el Patrimonio), though Andalucía currently applies a 100% bonus that effectively zeroes it out for residents — the Solidarity Tax was in part introduced to address that exemption at the national level.

Non-residents are also subject to IRNR — Impuesto sobre la Renta de No Residentes — on imputed rental income from a property they do not rent out (typically 1.1–2% of the cadastral value, taxed at 19–24% depending on EU/non-EU residency). This is a separate and often overlooked line item.

Annual running costs

IBI — Impuesto sobre Bienes Inmuebles — is the annual local property tax, set by the municipality based on the cadastral value (valor catastral). For a €10M villa in Marbella, the cadastral value is typically well below market value. Annual IBI bills at this level are usually in the range of €5,000–€20,000 depending on location and cadastral classification.

Community fees in a private residential estate — and most villas in the €10M bracket sit within urbanisations like Sierra Blanca, La Zagaleta, or El Herrojo — run from €12,000 to €50,000 per year, covering security, road maintenance, and communal landscaping.

Property maintenance at this level is not a line item that can be easily benchmarked. Pool maintenance, garden staff, cleaning, and technical upkeep of home automation, climate systems, and pool equipment typically cost €60,000–€120,000 per year for a well-run villa of 800–1,200m². This figure increases with the size of the estate and the level of staffing.

Insurance — building and contents — for a fully equipped villa of this value costs €8,000–€25,000 per year depending on coverage, location, and insurer. Some policies for high-value art collections or exceptional interiors require specialist underwriting.

The full picture

A conservative summary for a €10M resale villa purchase in Marbella:

Item Estimated cost
Purchase price €10,000,000
ITP (7% resale, Andalucía) €700,000
Legal, notary, registry €120,000
Total acquisition €10,820,000
Annual IBI €8,000–€20,000
Annual community fees €15,000–€50,000
Annual maintenance €60,000–€120,000
Annual insurance €10,000–€25,000
Solidarity Tax (if applicable) Variable — consult tax advisor
Annual cost of ownership €93,000–€215,000+

These figures are illustrative, not comprehensive. Tax liability varies by residency status, asset structure, and the buyer’s total declared wealth. Currency exposure, if the buyer holds wealth in non-euro assets, adds another layer of complexity.

What this means for how you buy

Understanding the total cost of ownership changes the conversation. A property priced at €9.5M with lower community fees, lower cadastral value, and a better-positioned estate may represent considerably better value over a ten-year holding period than a €10M villa that looks like the better headline number.

These are the calculations a buyer’s advisor does before you make an offer. They are not calculations the selling agent has any incentive to walk you through.

Sources: Junta de Andalucía (ITP rates, AJD); Ley 38/2022 (Solidarity Tax); AEAT (IRNR guidance). All figures are illustrative estimates based on publicly available data as of 2026. Individual tax liability should be confirmed with a qualified Spanish tax advisor.