Collection › Costa de Almería
Updated 2026-10-07
The Costa de Almería is the newest market we cover and the smallest selection: a handful of new-build homes on the eastern coast around Pulpí and Mojácar, and near Almería city. It is the lowest-priced stretch of Mediterranean Spain we list. Across the province, homes averaged €1,673 a square metre in September 2026, up 14.3% on the year, against €2,676 in Mojácar and €1,392 in Pulpí.
Pulpí, at the eastern end of the coast near San Juan de los Terreros, has two-bedroom apartments in new developments, several beside the Aguilón golf course and some on the seafront. Mojácar, the hill village above a long beach, has apartments on the Macenas resort, with golf and sea views. Near Almería city we list frontline villas.
Two-bedroom apartments run from about €200,000 to €350,000. Our largest home here, a four-bedroom frontline villa, is just over €1 million.
The Costa de Almería suits buyers who want a sea-view apartment for the price of an inland one elsewhere, a long sunny season and a quieter coast than the Costa del Sol or Costa Blanca. It is further from a large airport: Almería airport is small, and many buyers fly into Murcia. Mojácar is the better-known resort; Pulpí is newer and quieter.
A new home bought from a developer in Spain carries VAT (IVA) at 10% of the price, plus stamp duty (AJD) on the purchase deed. The coast is in Andalucía, so stamp duty is 1.2%, the same as on the Costa del Sol.
Notary, Land Registry and an independent lawyer add roughly 2% more, so budget around 13% to 14% on top of the price. Resale homes pay transfer tax instead of VAT, so these figures apply to new builds only. Our cost and yield calculator works out the total for any home and any currency.
Gross rental yields here are commonly quoted at 5% to 8%. Treat these as ranges, not promises: returns depend on the home, the season and how it is let.
The letting season is shorter than on the Costa del Sol, so allow for more empty weeks. Holiday letting needs registration in the Andalusian tourist register. UK owners who let pay Spanish non-resident tax at 24% on the rent, against 19% for EU residents, and owners pay a small imputed income tax on a home they do not let.
Spain closed its property Golden Visa on 3 April 2025, so buying a home no longer gives a residency route on its own, at any price. Without residency, UK citizens can spend up to 90 days in any 180 in the Schengen area. Longer stays need a visa, such as the non-lucrative visa for people living on their own income.
In January 2025 the Spanish government proposed a tax of up to 100% on homes bought by non-EU buyers. It has not been passed: as of 2026 the bill has not been debated in Congress. We will update this page if that changes.
Get your NIE, the tax number every foreign buyer needs, early, and appoint an independent lawyer rather than one recommended by the seller. Your lawyer checks that the developer owns the land, that the building licence has been granted rather than applied for, and that the home is free of charges.
On a home that is still being built, Spanish law (the Building Act, Ley 38/1999, as amended in 2015) requires the developer to pay your stage payments into a special bank account and to give you an individual bank guarantee or insurance certificate, in your name, for the money you pay. Do not pay a stage without it.