German buyers,
Spanish property.
The complete data-driven guide for Deutsch-speaking investors buying Spanish new-builds in 2026. Tax. Currency. Regions. Live inventory. Numbers.
Why German buy.
Mallorca legacy, strong rental corridors, infrastructure. Most German buyers cluster in Mallorca and Costa del Sol and Canary Islands, partly for the flight time (Palma ~2h, Malaga ~3h) and partly for the established community networks.
Tax — the 19% number.
Spain levies 19% IRNR (Impuesto sobre la Renta de No Residentes) on rental profit for EEA residents — that is the first number you need to price in. A gross 6% yield becomes 4.9% net of IRNR, before management (15–20%), community fees, IBI (~0.4% of cadastral), and insurance.
Germany has no wealth tax. Rental income reported in Germany; Spanish tax credited under treaty.
The Germany–Spain double-tax treaty means Spanish tax paid is credited against your home-country liability — you don't pay twice.
Currency — EUR.
You're already in euro — no FX friction. The cleanest buyer currency in Spain.
Top matches for your budget.
· Live
Luxurious New Build Townhouses with Sea Views in El Higuerón, Costa del Sol
Fuengirola, Málaga
€1 120 000
New Build Homes with Sea Views in the Best Area of Estepona
Estepona, Málaga
€740 000
New Build Apartments with Sea Views in Selwo, Estepona
Estepona, Málaga
€1 050 000
New Build Apartments with Sea Views in Selwo, Estepona
Estepona, Málaga
€660 000
NEW BUILD RESIDENTIAL COMPLEX IN ESTEPONA
Estepona, Málaga
€579 000
NEW BUILD RESIDENTIAL COMPLEX IN LA GASPARA, ESTEPONA
Estepona, Málaga
€1 100 000
Common questions.
What tax do German buyers pay on Spanish rental income?+
German buyers pay 19% IRNR on rental profit in Spain. The Germany–Spain double-tax treaty prevents double taxation.
What is a realistic German budget for Spanish property in 2026?+
Most German buyers in 2026 work within €300 000 – €1 200 000 for new-build property, with strong clustering in Mallorca and Costa del Sol and Canary Islands.
Can German citizens get a Spanish Golden Visa?+
German citizens are EEA nationals with automatic right of residence in Spain. Golden Visa isn't needed — standard EU registration applies.
Does Germany tax Spanish property in a punitive way?+
Germany has no wealth tax. Rental income reported in Germany; Spanish tax credited under treaty.
How long do German flights to the Costas take?+
Frankfurt / Munich · Palma ~2h · Malaga ~3h
The rest of the terminal.
1,881 scored Spanish new builds. 25 autonomous systems running daily. Start with the top deals or ask the Oracle.