{"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\/pl\/blog\/new-build-costs-costa-del-sol-where-money-goes\/","title":{"rendered":"Gdzie naprawd\u0119 trafia Twoja got\u00f3wka, gdy kupisz nowe mieszkanie na Costa del Sol"},"content":{"rendered":"

Nowa inwestycja na Costa del Sol kosztuje wi\u0119cej ni\u017c cena katalogowa dewelopera na dwa sposoby: opr\u00f3cz tego musisz zabud\u017cetowa\u0107 dodatkowe 13 do 14 procent na podatki i op\u0142aty, 10 procent VAT, 1,2 procent podatek od um\u00f3w, plus koszty notarialne, rejestracji i obs\u0142ugi prawnej; i ukryte w \u015brodku, podatki i op\u0142aty publiczne ju\u017c poch\u0142aniaj\u0105 oko\u0142o jednej czwartej koszt\u00f3w wprowadzenia nowego domu na rynek. Na mieszkaniu za 800 000 euro to ponad 100 000 euro koszt\u00f3w, kt\u00f3re nigdy nie pojawi\u0105 si\u0119 w prospekcie, i zrozumienie obu warstw wyja\u015bnia wiele o tym, jak funkcjonuje ten rynek, w tym dlaczego nowe inwestycje tutaj wygl\u0105daj\u0105 tak, jak wygl\u0105daj\u0105.<\/p>\n

Co p\u0142acisz dodatkowo: zaplanuj oko\u0142o 13\u201314 procent<\/h2>\n

W Andaluzji nowe mieszkanie obci\u0105\u017cone jest dwoma podatkami w momencie zakupu. IVA, hiszpa\u0144skim VAT-em, wynosz\u0105cym 10 procent ceny zakupu, oraz podatkiem od czynno\u015bci cywilnoprawnych, zwanym AJD, wynosz\u0105cym 1,2 procenta. To razem 11,2 procenta, zanim kogokolwiek innego wy\u015blemy faktur\u0119.<\/p>\n

Nast\u0119pnie przychodz\u0105 profesjonali\u015bci. Op\u0142aty notarialne i rejestracyjne zwykle \u0142\u0105cznie wynosz\u0105 kilka tysi\u0119cy euro, a niezale\u017cny pe\u0142nomocnik, kt\u00f3rego nigdy nie powinno si\u0119 pomija\u0107, zwykle pobiera oko\u0142o 1 procent. Je\u015bli finansujesz zakup, dolicz wycen\u0119 bankow\u0105. Razem wzi\u0119te, rozs\u0105dny bud\u017cet to 13 do 14 procent ponad cen\u0119 katalogow\u0105. Na apartament za 800 000 euro to ponad 100 000 euro, kt\u00f3re nigdy nie pojawi\u0105 si\u0119 w prospekcie.<\/p>\n

Dla por\u00f3wnania, wt\u00f3rny obr\u00f3t nieruchomo\u015bciami w Andaluzji podlega sta\u0142emu podatkowi transferowemu w wysoko\u015bci 7 procent zamiast VAT i AJD, wi\u0119c dodatkowe koszty s\u0105 znacznie ni\u017csze. Ta r\u00f3\u017cnica jest jednym z kilku powod\u00f3w, dla kt\u00f3rych premia za nowe mieszkania to co\u015b wi\u0119cej ni\u017c \u015bwie\u017ca farba, i warto rozwa\u017cy\u0107 obie \u015bcie\u017cki; nasze Cancelada<\/a> i La Resina<\/a> przewodniki obejmuj\u0105 obszary, w kt\u00f3rych obie opcje znajduj\u0105 si\u0119 obok siebie.<\/p>\n

Co jest zawarte w cenie: cz\u0119\u015b\u0107, kt\u00f3r\u0105 nikt nie wyszczeg\u00f3lnia<\/h2>\n

10 procent VAT, kt\u00f3ry p\u0142acisz u notariusza, to tylko widoczny koniec \u0142a\u0144cucha podatkowego. Na d\u0142ugo przed uruchomieniem projektu deweloper zap\u0142aci\u0142 VAT od gruntu, op\u0142aty licencji gminnych, op\u0142aty planistyczne, sk\u0142adki na po\u0142\u0105czenia medi\u00f3w i stos mniejszych podatk\u00f3w na ka\u017cdym etapie procesu. Niezale\u017cna analiza w Hiszpanii wskazuje, \u017ce podatki i op\u0142aty publiczne stanowi\u0105 mniej wi\u0119cej \u0107wier\u0107 ceny ko\u0144cowej nowego domu po uwzgl\u0119dnieniu ca\u0142ego \u0142a\u0144cucha.<\/p>\n

Dodaj to, co nie jest podatkiem. Grunt zabudowalny na tym wybrze\u017cu jest rzadki i drogi, cz\u0119sto najwi\u0119ksza pozycja w bud\u017cecie. Koszty budowy wzros\u0142y gwa\u0142townie od 2020 roku, zar\u00f3wno w materia\u0142ach, jak i jeszcze bardziej w si\u0142\u0119 robocz\u0105, kt\u00f3r\u0105 naprawd\u0119 trudno znale\u017a\u0107. Finansowanie kosztuje pieni\u0105dze przez lata mi\u0119dzy zakupem dzia\u0142ki a przekazaniem kluczy. To, co zostaje na koniec, rzeczywista mar\u017ca dewelopera, jest znacznie mniejsza ni\u017c wi\u0119kszo\u015b\u0107 kupuj\u0105cych sobie wyobra\u017ca.<\/p>\n

Dlaczego to kszta\u0142tuje to, co si\u0119 buduje<\/h2>\n

Przeanalizuj te liczby jako deweloper, a pojawia si\u0119 twarda rzeczywisto\u015b\u0107: skromne projekty mid-price cz\u0119sto po prostu si\u0119 nie op\u0142acaj\u0105. Grunt jest zbyt drogi, a koszty sta\u0142e zbyt wysokie, aby uzyska\u0107 niskie mar\u017ce na du\u017cych ilo\u015bciach. To, co si\u0119 sprawdza, to mniejsze projekty o wy\u017cszej specyfikacji skierowane do kupuj\u0105cych, kt\u00f3rzy ceni\u0105 projektowanie i lokalizacj\u0119, dlatego w\u0142a\u015bnie coast’s obecna grupa nowych developments<\/a> przechyla si\u0119 w stron\u0119 butiku: ograniczone kolekcje apartament\u00f3w i willi zamiast rozleg\u0142ych urbanizacji sprzed dwudziestu lat.<\/p>\n

Dlatego te\u017c dobrze zlokalizowane nowe mieszkania zachowuj\u0105 swoj\u0105 warto\u015b\u0107. Deficyt nie jest tutaj lini\u0105 marketingow\u0105, to strukturalna cecha sposobu, w jaki powstaj\u0105 te projekty, co szczeg\u00f3\u0142owo om\u00f3wili\u015bmy w naszym artykule na temat dlaczego ten boom nie jest ba\u0144k\u0105<\/a>.<\/p>\n

Praktyczne uwagi dla kupuj\u0105cych<\/h2>\n

Kilka rzeczy, kt\u00f3re m\u00f3wimy ka\u017cdemu klientowi kupuj\u0105cemu now\u0105 inwestycj\u0119.<\/p>\n

Po pierwsze, zaplanuj pe\u0142ne 13 do 14 procent od pierwszego dnia, aby koszty zamkni\u0119cia transakcji nigdy nie sta\u0142y si\u0119 nieprzyjemn\u0105 niespodziank\u0105 u notariusza. Po drugie, raty p\u0142atno\u015bci podczas budowy musz\u0105 by\u0107 zabezpieczone \u0433warancj\u0105 bankow\u0105 lub polis\u0105 ubezpieczeniow\u0105; Tw\u00f3j prawnik powinien zweryfikowa\u0107, \u017ce te gwarancje istniej\u0105, zanim jakiekolwiek pieni\u0105dze si\u0119 porusz\u0105, a to nie jest formalno\u015b\u0107 do przej\u015bcia. Po trzecie, wcze\u015bnie sprawd\u017a status licencji dewelopera. Projekt z przyznana licencj\u0105 budowlan\u0105 ma inny profil ryzyka ni\u017c projekt wci\u0105\u017c czekaj\u0105cy. I po czwarte, pami\u0119taj, \u017ce przy nowej inwestycji negocjacja cz\u0119sto dotyczy nie ceny, kt\u00f3r\u0105 deweloperzy chroni\u0105, ale dodatk\u00f3w: parkingu, przechowalni, pakiet\u00f3w ulepsze\u0144, harmonogram\u00f3w p\u0142atno\u015bci.<\/p>\n

Nic z tego nie powinno Ci\u0119 zniech\u0119ca\u0107 do nowych inwestycji, niekt\u00f3rych z najlepszych nieruchomo\u015bci na tym wybrze\u017cu w\u0142a\u015bnie teraz, takich jak Atalaya Emotion<\/a>pochodzi dok\u0142adnie z tego systemu. Ale b\u0119dziesz kupowa\u0107 lepiej, gdy b\u0119dziesz potrafi\u0107 czyta\u0107 pe\u0142ny rachunek, a nie tylko nag\u0142\u00f3wkow\u0105 liczb\u0119. I je\u015bli chcia\u0142by\u015b, aby kto\u015b przeanalizowa\u0142 z Tob\u0105 liczby dla konkretnego projektu, to rozmowa, kt\u00f3r\u0105 prowadzimy co tydzie\u0144.<\/p>\n

Martwiasz si\u0119, \u017ce ryzyko przewy\u017csza oszcz\u0119dno\u015bci? kupowanie off-plan w Hiszpanii jest bezpieczniejsze ni\u017c si\u0119 wydaje<\/a>, pod warunkiem \u017ce powy\u017csze zabezpieczenia s\u0105 na miejscu.<\/p>\n

Pytania, kt\u00f3re ludzie zadaj\u0105<\/h2>\n

Ile dodatkowych podatk\u00f3w p\u0142ac\u0119 na now\u0105 budow\u0119 w Andaluzji?<\/h3>\n

Oko\u0142o 13 do 14 procent od ceny katalogowej: 10 procent VAT, 1,2 procent podatku od czynno\u015bci cywilnoprawnych, plus koszty notarialne, rejestracji i obs\u0142ugi prawnej.<\/p>\n

Dlaczego nowe budynki s\u0105 dro\u017csze do kupienia ni\u017c odsprzeda\u017c pod wzgl\u0119dem podatk\u00f3w?<\/h3>\n

Nowe budynki p\u0142ac\u0105 VAT i podatek od czynno\u015bci cywilnoprawnych zamiast rycza\u0142towego 7 procent podatku od przeniesienia, kt\u00f3ry stosuje si\u0119 do odsprzeda\u017cy, co znacznie podwy\u017csza koszty dodatkowe.<\/p>\n

Jaka cz\u0119\u015b\u0107 ceny nowego domu to faktycznie podatek?<\/h3>\n

Niezale\u017cna analiza wskazuje, \u017ce podatki i op\u0142aty publiczne stanowi\u0105 oko\u0142o jednej czwartej ostatecznej ceny nowego domu’s, gdy uwzgl\u0119dni si\u0119 ka\u017cdy etap koszt\u00f3w dewelopera’s, od VAT na gruntach po op\u0142aty licencyjne.<\/p>\n

Dlaczego tak wiele nowych inwestycji na Costa del Sol wygl\u0105da podobnie projektem?<\/h3>\n

Niskie mar\u017ce deweloper\u00f3w, spowodowane drogimi gruntami i wysokimi podatkami oraz op\u0142atami publicznymi, sk\u0142aniaj\u0105 wiele projekt\u00f3w w kierunku maksymalnej dopuszczalnej g\u0119sto\u015bci zabudowy i powtarzaj\u0105cego si\u0119 szablonu projektowego zamiast podej\u015bcia indywidualnego.<\/p>\n

Czy p\u0142atno\u015bci etapowe za now\u0105 budow\u0119 s\u0105 chronione prawem?<\/h3>\n

Tak. Musz\u0105 by\u0107 z mocy prawa zabezpieczone gwarancj\u0105 bankow\u0105 lub polis\u0105 ubezpieczeniow\u0105, a prawnik powinien zweryfikowa\u0107 istnienie tych gwarancji przed jakimikolwiek transferami pieni\u0119dzy.<\/p>\n

Czy mog\u0119 negocjowa\u0107 cen\u0119 nieruchomo\u015bci na etapie budowy?<\/h3>\n

Deweloperzy na og\u00f3\u0142 chroni\u0105 cen\u0119 katalogow\u0105, wi\u0119c negocjacje dotycz\u0105 cz\u0119\u015bciej dodatk\u00f3w: parking\u00f3w, magazyn\u00f3w, pakiet\u00f3w ulepsze\u0144 i harmonogram\u00f3w p\u0142atno\u015bci.<\/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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