New Build or Resale Property on the Costa Brava: Which One Is Right for You?
One of the most common questions we hear from international buyers on the Costa Brava: new build or resale?
At first glance the answer seems obvious. New build means modern, resale means cheaper. In practice it is more complicated than that. The difference between the two goes beyond price and touches taxes, risks, timelines, rental potential and how quickly you can start using or earning from the property.
This article looks at both options honestly, without promoting specific listings. The goal is simple: to help you understand which one fits your situation.
If you have not yet gone through the buying process in detail, start with our guide to buying property on the Costa Brava as a foreign buyer. If you are already looking at specific properties, browse our current listings.
The Key Difference: Taxes at Purchase
This is the first thing to understand, because the difference is significant.
Resale property: When buying a resale property in Catalonia you pay ITP, the property transfer tax. Since June 2025, Catalonia applies a progressive rate:
- up to €600,000 — 10%
- €600,001 to €900,000 — 11%
- €900,001 to €1,500,000 — 12%
- above €1,500,000 — 13%
For most buyers in the mid-range segment the effective rate will be 10%. But if you are looking at properties above €600,000, this needs to be factored into your budget from the start.
New build: When buying from a developer, ITP does not apply. Instead you pay two taxes. IVA (VAT) at 10% of the purchase price, and AJD (stamp duty) at 1.5% in Catalonia. That is 11.5% in total.
For properties under €600,000, new build is more expensive from a tax perspective. Many buyers only find out about AJD at the point of signing and are not prepared for it.
Price: New Build Costs More, But Not Always
On average, new build properties on the Costa Brava cost 15-30% more than comparable resale, depending on location, developer and stage of construction.
But that does not mean resale is always the better deal.
A resale property often requires investment immediately after purchase: kitchen updates, plumbing, terrace repairs. Buyers who do not budget for this in advance often find that the total cost of entry ends up higher than it would have been for a new property.
New build typically comes with modern finishes, new plumbing and energy-efficient systems. In Spain, developers are legally required to provide three levels of warranty: 1 year for finishing works, 3 years for building installations, and 10 years for structural defects. In the first few years, additional costs are minimal.
The takeaway: compare not the purchase price but the full cost of entry, including taxes, transaction costs and any renovation required.
Timelines: When Can You Actually Move In?
This is a critical point that buyers often overlook.
Resale: If the property is in good condition, you can move in within 6-10 weeks of signing the Arras contract. That is roughly how long the process to the notary typically takes. For buyers who want to start using the property quickly, this is a real advantage.
New build under construction: If you are buying off-plan, be prepared to wait. The typical completion timeline on the Costa Brava is 18-36 months from signing. Delays happen. Developers push back completion dates, especially when dealing with permit complications or supply chain issues.
During this period you have already paid a portion of the price but cannot use the property. If you were counting on rental income, there will be none until handover.
Completed new build: If the developer has already finished construction and the property has its occupation licence, timelines are comparable to resale. These properties exist but are less common.
Rental Income: What You Need to Know Before Buying
If you are buying with the intention of short-term rental, this section matters more than any other.
Short-term tourist rental on the Costa Brava requires a HUTG tourist licence. And the situation in 2026 is considerably more complex than it was a few years ago.
Under Catalan Decree Law 3/2023, a quota of no more than 10 tourist licences per 100 residents has been introduced per municipality. A number of popular towns have already exceeded this quota. As a result, some municipalities have suspended the issuance of new licences entirely. This applies to any property, new or resale.
Additionally, since April 2025, under the reform of the Horizontal Property Law, obtaining a tourist licence for an apartment in a residential complex requires approval from the owners community. This is particularly relevant for new build apartments in multi-unit developments, where the community is only formed after handover and may vote against tourist rental.
What this means in practice:
Before buying any property with short-term rental in mind, two things need to be checked. First, whether the specific municipality is still issuing new HUTG licences. Second, for an apartment in a complex, whether the owners community permits tourist rental.
A property that already has a valid licence commands a higher price but offers considerably more certainty. If you are buying a resale property with an existing licence, confirm with a lawyer whether it transfers to the new owner.
New build does not have an automatic advantage when it comes to licensing. In some cases it is actually harder, precisely because the owners community has not yet been formed and the decision is deferred.
Risks: Where Are the Surprises?
Resale: The main risk is hidden technical problems. Old wiring, leaks, unregistered extensions, unpaid community fees, encumbrances in the property register. This is why a Nota Simple and an independent technical inspection are essential before any purchase. We always recommend an independent inspector, particularly for properties over 15 years old.
For more on how to read a Nota Simple and what to look for, see our guide Nota Simple in Spain: What It Is and How to Read It.
New build: The main risk is the developer. Completion delays, developer insolvency, changes to the project. Spanish law protects new build buyers: advance payments must be covered by a bank guarantee. But this needs to be verified before signing, not after.
The second risk is buying on paper. Renders and the finished result can differ, particularly in terms of finishes, material quality and the view from the window.
What Our Clients Choose and Why
In practice we see two clear groups.
Those who buy new build: Buyers who want a modern property with no maintenance concerns for the first few years. Most often these are second-home buyers who visit a few times a year and do not want to deal with renovation from a distance. Also buyers with a 5-plus year horizon who are willing to wait for construction in exchange for a stronger resale price.
Those who buy resale: Buyers who want to move quickly, secure a good location for a reasonable price and start using the property within the coming season. Rental investors often choose resale precisely because it allows them to start generating income sooner and with a lower overall investment, provided that a tourist licence is already in place or obtainable.
Our case study of the Swiss family is a good example of this approach. They chose a resale house in Blanes, came in under budget and had the property rented out in their first summer. You can read the full story here.
Quick Comparison
Purchase taxes
Resale: ITP from 10% (progressive scale above €600,000)
New build: IVA 10% + AJD 1.5% = 11.5%
Timeline to move in
Resale: 6-10 weeks
New build: 2 months to 3 years
Condition
Resale: requires inspection, possible renovation
New build: modern, three-tier developer warranty
Price
Resale: 15-30% lower
New build: higher upfront, lower immediate maintenance
Tourist rental
Resale: depends on existing licence and municipality
New build: no automatic advantage, verification required
Main risk
Resale: hidden technical issues
New build: delays, developer quality
The Bottom Line
There is no universal answer. There is only your situation.
If you want to move quickly, secure a good location and are prepared to spend time on due diligence, resale on the Costa Brava is often the more practical choice.
If a modern property with minimal maintenance matters more to you, and you are planning long-term and prepared to wait, new build can be the right decision provided you choose a reliable developer.
In both cases the key is the same: do not rush, calculate the full cost of entry accurately, and work with people who know this market from the inside.
If you would like to discuss a specific property or situation, contact our team directly. We are based in Lloret de Mar and work with international buyers at every stage of the process.