Common mistakes buyers make when purchasing a property on Costa del Sol - and how to avoid them
Buying a home on Costa del Sol is a dream for many - more sun, more freedom and a new lifestyle. But it's also a major investment in a foreign country, with a different language, legal system and way of doing business.
At JMA Prime Estate we work every week with international buyers who are looking for a safe and smooth buying process. In this article, we summarise the most common mistakes we see - and, more importantly, how to avoid them.
1. Only looking at the purchase price - not the total cost
One of the first mistakes many buyers make is to focus only on the price they see in the listing.
In Spain, you need to add several costs on top of the purchase price, such as:
- Transfer tax or VAT (depending on the type of property)
- Notary and registration fees
- Legal costs (your independent lawyer)
- Possible bank and mortgage costs
In practice, the total cost is often around 10-13% higher than the purchase price.
How to avoid it
Before you fall in love with a property, ask for a full cost estimate based on your specific situation and the property you are considering. A good agent and your lawyer can give you a realistic total figure so you know exactly what you are committing to.
2. falling in love with the photos - and forgetting about the location
Professional photos, good light and a blue sky can make almost any property look fantastic online. Many buyers get carried away by pictures and forget to think about:
- How noisy is the area?
- How far is it to shops, restaurants and public transport?
- Is the area lively all year or only in high season?
- What is the community like (fees, rules, neighbours)?
On Costa del Sol, two streets can feel completely different in terms of atmosphere, views, sun and noise.
How to avoid it
Think “location first, property second”. When we work with buyers at JMA Prime Estate, we always help to analyse the area: daytime, evenings, weekdays and weekends. Whenever possible, visit the area more than once - and at different times of the day - before making a final decision.
3. Not working with an independent lawyer
In some countries it's normal to rely mainly on the real estate agent or the bank. In Spain, an independent lawyer who represents only the buyer is extremely important.
Without your own lawyer, you risk:
- Signing contracts you don't fully understand
- Missing important checks on debts, licences or planning issues
- Discovering problems only after you have paid
How to avoid it
Engage a lawyer who is independent from the seller and the seller's agent. Your lawyer should:
- Review all contracts
- Check the legal status of the property
- Explain the process and timing
- Manage payments, tax and registration safely
We always recommend that our buyers have “their own person” on the legal side - and we are happy to introduce trusted, independent lawyers when needed.
4. Not being clear about how you will use the property
Another common mistake is to buy “with the heart only” - without a clear idea of how the property will be used.
For example:
- Will you live here full-time, part-time, or only a few weeks per year?
- Do you plan to rent it out when you're not here?
- Do you need to be close to international schools, medical services or a train station?
A property that is perfect for holiday use might not be ideal for year-round living - and the other way around.
How to avoid it
Before you start viewing properties, write down:
- Your main purpose (lifestyle, investment, or a mix)
- Your must-haves (for example, lift access, terrace, parking, number of bedrooms)
- Your nice-to-haves
When we start working with a new client at JMA Prime Estate, this is one of the first exercises we do together. It makes it much easier to select the right properties and avoid wasting time.
5. trying to do everything with multiple agents - and losing overview
On the Costa del Sol, many agencies share listings through common property networks. That means you do note need ten different agents showing you ten separate sets of properties.
When buyers register everywhere, they often:
- Receive the same property from several agents
- Lose track of who is doing what
- Spend time repeating the same information over and over
How to avoid it
Choose one main agent At JMA Prime Estate, we often act as the central contact point, arranging viewings through our network while keeping the process simple and transparent for you.
6. rushing into a decision because of fear of missing out
The market on Costa del Sol can be dynamic, and sometimes good properties do sell quickly. But rushing into a decision just because someone says “there are many other interested buyers” is rarely a good idea.
Typical signs of FOMO:
- You feel stressed to decide after a very short visit
- You haven't checked basic things (community fees, legal status, area)
- You are not fully sure the property really fits your needs
How to avoid it
Move with confidence, not panic. A balanced approach is:
- Get your budget and financing in place.
- View several properties that fit your criteria.
- When you find a strong candidate, move forward - but with professional checks and a clear process.
A good agent should help you move at the right speed - fast enough to secure the right property, but not so fast that you make a decision you later regret.
7. underestimating the importance of after-sales and property management
Many buyers think mainly about the purchase itself - price, negotiation, paperwork - and forget about the practical side of owning a home in another country.
Questions that often appear after the purchase:
- Who keeps the keys?
- Who checks the property when I'm not there?
- Who organises cleaning, small repairs or deliveries?
- How do I handle rentals, licences and guests?
Without a clear plan, small issues can quickly become big headaches.
How to avoid it
Before you sign, ask:
- What kind of after-sales support does my agent offer?
- Is there a reliable partner for rental and property management?
- Can someone be “my team on the ground” when I'm not in Spain?
At JMA Prime Estate, this is one of our key strengths: we don't disappear after the sale. Our team can help with rental management, key holding, inspections, maintenance and practical support - so you can actually enjoy your property.
In summary - buying smart, not stressed
Buying a property on Costa del Sol should be exciting, not stressful. Most problems arise when buyers:
- Don't have the full picture of costs
- Focus only on photos, not on the area and their real needs
- Skip independent legal advice
- Try to manage everything alone and from a distance
With the right preparation, a clear plan and a professional team around you, the process becomes much safer and smoother.
How JMA Prime Estate can help you
At JMA Prime Estate we specialise in helping international buyers who want:
- A transparent, step-by-step process
- Support with area choice, property selection and viewings
- Coordination with lawyers, banks and notaries
- Ongoing help with rental and property management after the purchase
If you are considering buying a property on Costa del Sol, we're happy to start with a free, no-obligation call where we:
- Go through your situation and budget
- Discuss suitable areas and property types
- Outline a concrete plan for your next steps
Ready to explore your options?
Get in touch with JMA Prime Estate and let's make your Costa del Sol property purchase safe, structured and enjoyable.
