Buying property in Fuengirola: ten checks you make before you visit an agent
Fuengirola is the most practical town on the Costa del Sol: flat, well connected and open all year. This page lists ten numbers to work through before you speak to anyone, from the tax you pay as a buyer to the distance to the hospital.
Fuengirola works for someone who wants to walk to the supermarket, the train and the beach without a car. The town is flat, the promenade runs for seven kilometres, and most services stay open all year.
Ten facts at a glance
Every figure below comes from a public source and carries a date. No agent supplied this data: we compiled it from official registers, government bulletins and the train operator.
| What to check | Figure | Source |
|---|---|---|
| 1. Registered population | 82,837 (INE, 1 Jan 2025) | Instituto Nacional de Estadística, cifras oficiales de poblacion de los municipios españoles |
| 2. Foreign-born residents | 31% of the census (INE, 1 Jan 2025) | INE, población por lugar de nacimiento |
| 3. Median price, resale apartment (per m²) | €2,638 / m² (Q2 2026, idealista) | idealista.com, informe de precios, Fuengirola |
| 4. ITP transfer tax (resale, Andalusia) | 7% of the deed price (Junta de Andalucía, 2026) | BOJA, Decreto Legislativo 1/2018, escala autonómica |
| 5. IBI rate (property tax) | 0.44% on cadastral value (Ayuntamiento 2026) | Ordenanza fiscal reguladora del IBI, Fuengirola |
| 6. Plusvalía municipal | Tax on the rise in land value since the previous sale; Fuengirola uses coefficients set in the 2026 budget. | Ordenanza fiscal de plusvalía, Fuengirola |
| 7. Cercanías C-1 train to Málaga city | Every 20 min in rush hour, 45 min to Victoria Kent, 51 min to Centro-Alameda | Renfe, horarios C-1, October 2026 |
| 8. Nearest A&E hospital | Hospital Universitario Costa del Sol (Marbella), 14 km from the town centre | Servicio Andaluz de Salud, mapa de centros |
| 9. Distance to Málaga airport (AGP) by car | 24 km, about 22 min via A-7 | OpenStreetMap router, Fuengirola centro to AGP |
| 10. Town plan status | A new PGOU received initial approval in September 2023; the final approval is not confirmed for October 2026. | Ayuntamiento de Fuengirola, nota de prensa 19 Sep 2023; Junta de Andalucía, consulta de planeamiento urbanístico |
Sources accessed October 2026. IBI and plusvalía rates are as published by the Ayuntamiento for 2026; ITP is the autonomous rate for resale property.
What a purchase costs, line by line
Use the calculator on the home page for your own price and region. The table below shows a worked example for a resale apartment at the median Fuengirola price, with a mortgage, to give you a rough order of magnitude. Every line is a real cost you pay as a buyer.
Worked example only: a resale apartment at €2,638 / m² for 80 m², deed price €211,000. Not a listing; use the calculator with your own numbers.
| Cost item | Typical amount | Note |
|---|---|---|
| ITP (7% Andalusia) | €14,770 | Paid within 30 working days of the deed. Resale only. |
| Notary | €600 to €1,000 | Scales with the deed price. You choose the notary. |
| Land Registry | €300 to €700 | Also scales with the price. |
| Lawyer (independent) | 1% of the price plus VAT, minimum about €1,200 | Not mandatory, but standard for a foreign buyer. |
| Gestoría (if the bank requires one) | €0 (paid by the bank) | Only with a mortgage; otherwise budget €250 to €500. |
| NIE + certificate | €10 per person | The EX-15 form fee. Fingerprints and consulate costs add more. |
| Bank valuation (mortgage) | €250 to €400 | Ordered by the bank; you pay it. |
Rates and ranges are national or Andalusian figures for October 2026, sourced from notarial fee schedules (Real Decreto 1426/1989, actualised yearly), the Land Registry fee schedule (Real Decreto 1427/1989) and Junta de Andalucía tax rules.
Open the full calculator on the home page. It adjusts for region, new build vs resale, finance and number of buyers.
Work out your own figure
Put in a price, pick Andalusia and see every line on a settlement sheet.
Who the town suits
Fuengirola is not the prettiest town on the coast, and it does not try to be. Its value is practical.
- You want year-round life, not a holiday resort.The shops, the market, the language schools and the health centre do not close in November. Roughly a third of the population was born outside Spain, so you will hear English, Scandinavian languages and Dutch alongside Spanish.
- You do not want to depend on a car.The C-1 train runs from the town centre to Málaga and down to the airport. The bus station connects to Marbella, Mijas and inland towns. The promenade is flat and wide: you can walk from Los Boliches to the castle and back without crossing a road.
- You want a known cost base.Resale apartments are the bulk of the market. The ITP rate in Andalusia sits at 7%, lower than Catalonia or Valencia. IBI is published and stable. Running costs are predictable: a community fee of €50 to €100 a month is common, plus water, power and refuse collection.
We are not an estate agency and do not list homes. This page is a factual check you make before talking to an agent. If you later ask for an introduction, we connect you with one registered local agency.
Questions
Do I need a Spanish will for a property in Fuengirola?
You are not legally required to make a Spanish will, but every lawyer we have spoken to recommends one. A Spanish will covers only your Spanish assets and makes the inheritance process faster for your heirs. Without one, the succession follows the law of your home country, which can add months and extra notary costs.
Can a non-resident get a mortgage in Fuengirola?
Yes. Spanish banks typically lend non-residents up to 70% of the purchase price or the valuation, whichever is lower. You need to show proof of income, a credit report and a deposit of at least 30% plus the closing costs. The calculator on the home page shows the split.
What is the cadastral value and why does it matter?
The cadastral value (valor catastral) is a tax value assigned by the town hall, usually well below the market price. It is the base for your annual IBI bill and for the non-resident income tax you pay each year. You can find it on the last IBI receipt or by checking the Catastro online with the property reference.