{"id":374,"date":"2026-08-03T10:00:00","date_gmt":"2026-08-03T10:00:00","guid":{"rendered":"https:\/\/santinahomes.com\/?p=374"},"modified":"2026-09-04T12:25:40","modified_gmt":"2026-09-04T12:25:40","slug":"new-build-costs-costa-del-sol-where-money-goes","status":"publish","type":"post","link":"https:\/\/santinahomes.com\/fr\/blog\/new-build-costs-costa-del-sol-where-money-goes\/","title":{"rendered":"O\u00f9 va r\u00e9ellement votre argent lors de l'achat d'une construction neuve sur la Costa del Sol"},"content":{"rendered":"

Un bien neuf sur la Costa del Sol co\u00fbte plus cher que le prix catalogue du promoteur de deux fa\u00e7ons : en plus de cela, pr\u00e9voir 13 \u00e0 14 % suppl\u00e9mentaires pour les taxes et frais, 10 % de TVA, 1,2 % de droits d'enregistrement, plus les frais de notaire, d'inscription et juridiques ; et en arri\u00e8re-plan, les taxes et charges publiques absorbent d\u00e9j\u00e0 environ un quart du co\u00fbt de construction d'un bien neuf. Sur un appartement de 800 000 euros, c'est plus de 100 000 euros de frais qui n'apparaissent jamais dans la brochure, et comprendre ces deux niveaux explique beaucoup sur le fonctionnement de ce march\u00e9, notamment pourquoi les nouveaux programmes ici se pr\u00e9sentent comme ils le font.<\/p>\n

Ce que vous payez en plus : pr\u00e9voyez environ 13 \u00e0 14 pour cent<\/h2>\n

En Andaluc\u00eda, una obra nueva lleva dos impuestos en el momento en que la compras. IVA, el IVA de Espa\u00f1a, al 10 por ciento del precio de compra, e impuesto de transmisiones, conocido como AJD, al 1,2 por ciento. Eso es el 11,2 por ciento antes de que nadie m\u00e1s env\u00ede una factura.<\/p>\n

Luego vienen los profesionales. Las tasas notariales y de registro de la propiedad suelen sumar unos pocos miles de euros entre ellas, y un abogado independiente, que nunca suger\u00edamos saltarse, suele cobrar alrededor del 1 por ciento. Si est\u00e1s financiando la compra, a\u00f1ade una tasaci\u00f3n bancaria. En conjunto, un presupuesto sensato es del 13 al 14 por ciento adem\u00e1s del precio de lista. En un apartamento de 800.000 euros, eso es m\u00e1s de 100.000 euros que nunca aparecen en el folleto.<\/p>\n

Para comparar, una reventa en Andaluc\u00eda paga un impuesto de transmisi\u00f3n plano del 7 por ciento en lugar de IVA y AJD, por lo que los costes adicionales son significativamente menores. Esa brecha es una de varias razones por las que la prima de obra nueva es sobre m\u00e1s que pintura fresca, y vale la pena considerar ambas rutas; nuestras Cancelada<\/a> et La Resina<\/a> les guides couvrent les zones o\u00f9 les deux options sont c\u00f4te \u00e0 c\u00f4te.<\/p>\n

Lo que est\u00e1 dentro del precio: la parte que nadie detalla<\/h2>\n

El IVA del 10 por ciento que pagas ante notario es solo el extremo visible de la cadena de impuestos. Mucho antes de que se lance un desarrollo, el promotor ha pagado IVA sobre el terreno, tasas de licencia municipal, cargos de planificaci\u00f3n, grav\u00e1menes de conexi\u00f3n de servicios e impuestos menores en cada etapa del proceso. Un an\u00e1lisis independiente en Espa\u00f1a pone los impuestos y cargos p\u00fablicos en aproximadamente una cuarta parte del precio final de una vivienda nueva una vez que toda la cadena se cuenta.<\/p>\n

Additionnez ce qui n’est pas fiscalis\u00e9. Les terrains constructibles sur cette c\u00f4te sont rares et chers, souvent le poste budg\u00e9taire le plus important. Les co\u00fbts de construction ont grimp\u00e9 fortement depuis 2020, dans les mat\u00e9riaux et encore davantage dans la main-d’\u0153uvre qualifi\u00e9e, qui est v\u00e9ritablement difficile \u00e0 trouver. Le financement co\u00fbte de l’argent pendant les ann\u00e9es entre l’acquisition du terrain et la remise des cl\u00e9s. Ce qui reste \u00e0 la fin, la marge r\u00e9elle du promoteur, est consid\u00e9rablement plus fine que la plupart des acheteurs l’imaginent.<\/p>\n

Pourquoi cela fa\u00e7onne ce qui est construit<\/h2>\n

Faites ces calculs en tant que promoteur et une v\u00e9rit\u00e9 difficile appara\u00eet : les projets modestes \u00e0 prix interm\u00e9diaire ne sont souvent simplement pas rentables. Le terrain est trop cher et les co\u00fbts fixes trop \u00e9lev\u00e9s pour des marges fines \u00e0 volume. Ce qui fonctionne, c’est les projets plus petits, haut de gamme, ciblant les acheteurs qui valorisent le design et la localisation, ce qui explique pourquoi la c\u00f4te’s g\u00e9n\u00e9ration actuelle de nouveaux projets immobiliers<\/a> penche vers le boutique : des collections limit\u00e9es d’appartements et villas plut\u00f4t que les vastes urbanisations d’il y a vingt ans.<\/p>\n

C’est aussi pourquoi les nouveaux biens bien situ\u00e9s conservent leur valeur. La raret\u00e9 n’est pas ici une formule marketing, c’est une caract\u00e9ristique structurelle de la fa\u00e7on dont ces projets naissent, un sujet que nous avons trait\u00e9 en profondeur dans notre article sur pourquoi ce boom n’est pas une bulle<\/a>.<\/p>\n

Notes pratiques pour les acheteurs<\/h2>\n

Quelques points que nous expliquons \u00e0 chaque client en accession neuve.<\/p>\n

D’abord, budg\u00e9tez l’int\u00e9gralit\u00e9 des 13 \u00e0 14 pour cent d\u00e8s le d\u00e9part, pour que les frais de cl\u00f4ture ne deviennent jamais une mauvaise surprise chez le notaire. Deuxi\u00e8mement, les versements \u00e9chelonn\u00e9s pendant la construction doivent par la loi \u00eatre garantis par une garantie bancaire ou une police d’assurance ; votre avocat doit v\u00e9rifier que ces garanties existent avant tout transfert de fonds, et ce n’est pas une formalit\u00e9 \u00e0 valider rapidement. Troisi\u00e8mement, v\u00e9rifiez le statut de la licence du promoteur rapidement. Un projet avec son permis de construire accord\u00e9 pr\u00e9sente un profil de risque diff\u00e9rent d’un projet toujours en attente. Et quatri\u00e8mement, rappelez-vous que sur un accession neuve, la n\u00e9gociation porte souvent non pas sur le prix, que les promoteurs prot\u00e8gent, mais sur les suppl\u00e9ments : parking, stockage, packs de finitions, calendriers de paiement.<\/p>\n

Rien de tout cela ne devrait vous d\u00e9courager concernant les biens neufs, certains des meilleures propri\u00e9t\u00e9s sur cette c\u00f4te en ce moment, comme Atalaya Emotion<\/a>, sortent exactement de ce syst\u00e8me. Mais vous ach\u00e8terez mieux lorsque vous pourrez lire l’int\u00e9gralit\u00e9 de la facture, et pas seulement le chiffre principal. Et si vous souhaitez que quelqu’un parcours les chiffres avec vous sur un projet sp\u00e9cifique, c’est une conversation que nous avons chaque semaine.<\/p>\n

Craignez-vous que le risque l'emporte sur les \u00e9conomies ? l'achat sur plan en Espagne est plus s\u00fbr qu'il n'y para\u00eet<\/a>, \u00e0 condition que les protections ci-dessus soient en place.<\/p>\n

Preguntas que la gente hace<\/h2>\n

Combien de taxes suppl\u00e9mentaires dois-je payer sur un neuf en Andalousie ?<\/h3>\n

Environ 13 \u00e0 14 pour cent en plus du prix catalogue : 10 pour cent de TVA, 1,2 pour cent de droits de timbre, plus les frais de notaire, de registre et juridiques.<\/p>\n

Pourquoi les neufs sont-ils plus chers \u00e0 l'achat que les reventes en termes d'imp\u00f4ts ?<\/h3>\n

Les neufs paient la TVA et les droits de timbre au lieu de l'imp\u00f4t de transfer forfaitaire de 7 pour cent qui s'applique aux reventes, ce qui augmente consid\u00e9rablement le co\u00fbt suppl\u00e9mentaire.<\/p>\n

Quelle part du prix d'une maison neuve est r\u00e9ellement de l'imp\u00f4t ?<\/h3>\n

Une analyse ind\u00e9pendante place les imp\u00f4ts et les charges publiques \u00e0 environ un quart du prix final d'une maison neuve une fois comptabilis\u00e9s tous les co\u00fbts du promoteur, de la TVA sur le terrain aux frais de licence.<\/p>\n

Pourquoi tant de nouveaux d\u00e9veloppements sur la Costa del Sol ont-ils un design similaire ?<\/h3>\n

Les marges minces des promoteurs, dues au co\u00fbt \u00e9lev\u00e9 des terrains et aux imp\u00f4ts et charges publiques importants, poussent de nombreux projets vers la densit\u00e9 maximale autoris\u00e9e et un mod\u00e8le de conception r\u00e9p\u00e9t\u00e9 plut\u00f4t qu'une approche sur mesure.<\/p>\n

Les versements \u00e9chelonn\u00e9s sur un neuf sont-ils prot\u00e9g\u00e9s par la loi ?<\/h3>\n

Oui. Ils doivent par la loi \u00eatre garantis par une garantie bancaire ou une police d'assurance, et un avocat doit v\u00e9rifier l'existence de ces garanties avant tout mouvement d'argent.<\/p>\n

Puis-je n\u00e9gocier le prix d'une propri\u00e9t\u00e9 neuve ?<\/h3>\n

Les promoteurs prot\u00e8gent g\u00e9n\u00e9ralement le prix catalogue, la n\u00e9gociation porte plut\u00f4t sur les suppl\u00e9ments : parking, rangements, forfaits d'am\u00e9lioration et calendriers de paiement.<\/p>","protected":false},"excerpt":{"rendered":"

A new build on the Costa del Sol costs more than the developer’s list price in two ways: on top of it, budget another 13 to 14 percent for taxes and fees, 10 percent IVA, 1.2 percent stamp duty, plus notary, registry and legal costs; and hidden inside it, taxes and public charges already absorb […]<\/p>\n","protected":false},"author":4,"featured_media":382,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[22,19],"tags":[],"class_list":["post-374","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-new-developments","category-tax-legal"],"yoast_head":"\nNew Build Costs Costa del Sol: Where the Money Goes<\/title>\n<meta name=\"description\" content=\"Where your money actually goes when you buy a new build on the Costa del Sol, beyond the developer's list price.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, 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