Question 1

How big are the apartments and what layouts are available?

Accepted Answer

The apartments range from 110 to 144 square metres inside with two or three bedrooms and two bathrooms throughout. Terrace sizes vary significantly: some apartments have compact seven square metre balconies, while the penthouses come with roof terraces up to 195 square metres. First floor, mid-level and penthouse options are available, and all homes include a parking space and storage room in the basement.

Question 2

Is the beach walkable or do you need a car?

Accepted Answer

La Duquesa beach is 15 minutes on foot from the development, so most buyers will walk it in good weather and drive the rest of the time. The route crosses the coastal side of Manilva and is straightforward, though the AP-7 motorway sits between the development and the shore.

Question 3

What can you walk to and what needs a car?

Accepted Answer

The beach is the only amenity within comfortable walking distance. The nearest supermarket is four minutes away by car, the marina at Puerto Deportivo de la Duquesa takes the same time, and San Luis de Sabinillas school is equally close. Estepona town centre and the golf course both require a car, so this location suits buyers who drive daily rather than those who want a pedestrian lifestyle.

Question 4

Which way do the homes face and what views do they have?

Accepted Answer

All the apartments face north west, which gives afternoon and evening sun on the terraces but avoids the hottest part of the day in summer. Many homes look out over the golf course, and some units have panoramic views that take in the surrounding countryside. The orientation means less direct light in the mornings, which some buyers appreciate and others see as a compromise.

Question 5

How far is Gibraltar Airport and is it practical for regular flights?

Accepted Answer

Gibraltar Airport is 37 minutes by car, which makes it practical for regular travel if you fly often for work or visit family abroad. The drive uses the AP-7 motorway and is straightforward in normal traffic. Málaga Airport is the alternative if Gibraltar does not serve your route, though that journey takes considerably longer.

Question 6

How does buying off-plan work in Spain?

Accepted Answer

Buying off-plan in Manilva means reserving a property before or during construction. You pay a reservation deposit (typically €6,000 to €12,000), then sign a private purchase contract within 30 days and pay a further 10 to 20% of the purchase price. Staged payments follow the construction milestones. The final 60 to 70% is paid at notary completion when the keys are handed over.

Question 7

Are my deposits protected if the developer goes bust?

Accepted Answer

Under Spanish law (Law 57/1968 and its 2015 successor), all off-plan deposits must be covered by a bank guarantee or insurance policy. Your lawyer must verify this before you pay any money. If the developer fails to deliver, you can claim 100% of your deposit plus 6% annual interest. Never transfer funds without a confirmed guarantee in your name.

Question 8

What building guarantees come with a new-build?

Accepted Answer

Spanish law mandates three tiers: a 10-year structural guarantee (Seguro Decenal) for serious structural defects, a 3-year guarantee for habitability issues (waterproofing, insulation, installations), and a 1-year guarantee on finishes and fixtures. These run from the date the licence of first occupation (licencia de primera ocupación) is issued.

Question 9

What taxes apply to new-build property in Spain?

Accepted Answer

New-build purchases are subject to 10% IVA (VAT) on the purchase price, plus 1.2% AJD (stamp duty) in Andalucía. Parking spaces or storage sold separately may attract 21% IVA. Add notary, land registry and legal fees (1 to 2%), budget 12 to 15% on top of the purchase price in total acquisition costs.

Question 10

Can I customise finishes and layout before completion?

Accepted Answer

Most developers allow personalisation during the early construction phase, choices of floor tiles, kitchen units, bathroom fixtures, paint colours and sometimes layout tweaks. The window for changes is typically 3 to 6 months after signing the contract. Structural changes are rarely possible once work has started. Your sales representative will provide a customisation deadline and specification sheet.

Question 11

How long will construction take?

Accepted Answer

Typical build time in coastal Spain is 18 to 30 months from licence grant to completion. Delays of 3 to 6 months are common due to weather, supply-chain or permit issues. Your contract should specify a longstop completion date and the compensation you are owed for any overrun. Always check whether the building licence has already been granted before reserving.

Question 12

What should I check before signing an off-plan contract?

Accepted Answer

Key due-diligence points: (1) confirm the building licence is granted, not just applied for; (2) verify all deposits are bank-guaranteed in your name; (3) check the developer's track record and financial standing; (4) review the specification sheet and what is included in the price; (5) confirm the estimated completion date and longstop clause; (6) have an independent Spanish lawyer review the contract before you sign anything.

Question 13

Do I need a NIE and Spanish bank account to buy off-plan?

Accepted Answer

Yes, both are required before the final notary signing. You can reserve with a passport, but your Spanish NIE (foreigner tax number) is needed for the private purchase contract and your Spanish bank account for the staged transfers. Your lawyer can obtain your NIE with a power of attorney in 2 to 4 weeks. Open the bank account on your first trip to Spain or remotely via certain Spanish banks.

Question 14

Can non-residents get a Spanish mortgage?

Accepted Answer

Yes. Spanish banks lend to non-residents at typical LTVs of 60 to 70% of the lower of purchase price or valuation (vs 80% for residents). Rates are competitive with the rest of the eurozone. You will need 6 months of bank statements, tax returns and proof of income, pre-approval takes 2 to 4 weeks.

Question 15

Should I get pre-approval before viewing?

Accepted Answer

Recommended for serious buyers. A mortgage in principle confirms your budget, signals credibility to sellers and shortens completion. We can introduce you to specialist non-resident mortgage brokers familiar with the local market.

Question 16

What taxes will I pay buying a property in Manilva?

Accepted Answer

Resale property in Andalucía: ITP (transfer tax) at 7%. New-build: 10% IVA + 1.2% AJD (stamp duty). Plus notary, land registry and legal fees of roughly 1 to 2%. Budget 10 to 13% on top of the asking price for total acquisition costs.

Question 17

What ongoing costs should I expect?

Accepted Answer

Annual IBI (council tax) is typically 0.4 to 1.1% of cadastral value. Community fees on apartments and gated villas range €100 to €600/month depending on amenities. Non-resident owners pay an annual income tax based on cadastral value, plus utilities and home insurance.

Question 18

Are agent fees paid by the buyer or seller?

Accepted Answer

In Spain the seller pays the agent commission (typically 3 to 6% + VAT), already baked into the asking price. Buyers do not pay agent fees on resale or new-build.

ALONIA FASE I

Overview

What this home includes

Specifications

Manilva

ALONIA FASE I: Frequently Asked Questions

How it sits in the market

More developments in Manilva

ALONIA FASE II

Amphora Beach Fase III

CASAS PAREADAS Y VILLA ALDEA HILLS

Amphora Beach Fase IV

MORASOL - BUILIDING 1

Grand Bay Apartments

Track the Costa del Sol market without the noise.