A Costa del Sol property can look completely different once you stop admiring the sea view and start asking practical questions.
The apartment may have a beautiful terrace but community rules that prevent your intended rental strategy. The villa may appear recently renovated but have alterations your lawyer still needs to verify. A property advertised as close to the beach may turn out to involve a steep walk or regular car journeys.
That is why a viewing should do more than confirm whether you like the property. It should help you identify exactly what needs checking before you make an offer.
This 25-question checklist is designed for international buyers viewing property with Martin Real Estate across Marbella, Estepona, Mijas, Fuengirola and the wider Costa del Sol.
Use it alongside independent legal advice. An estate agent can help you identify the right questions and gather property information, but your lawyer should verify the legal position before you make commitments that depend on it.
Before the Viewing: What Should You Request?
You will not necessarily receive every document before an initial viewing, but identifying what exists early gives you a much clearer picture of what will need to be checked if the property reaches your shortlist.
Depending on the property, relevant documents can include:
- A recent nota simple from the Land Registry.
- The latest IBI property-tax receipt.
- Community-fee information for apartments and properties within an urbanisation.
- Recent community information where relevant, including approved works or extraordinary charges.
- Energy performance documentation.
- Documentation relating to significant extensions, pools or renovations.
- Utility bills where running costs are important to your decision.
Martin Real Estate's Costa del Sol Property Buying Guide explains the wider buying process from property search through legal due diligence and completion.
Legal & Ownership Questions
1. Who Is the Registered Owner?
Ask whether a recent nota simple is available and have your lawyer confirm that the registered ownership corresponds with the seller.
A nota simple is an official Land Registry information document showing the registered property, its owner or owners and registered rights or limitations affecting it.
2. Are There Mortgages, Embargoes or Other Registered Charges?
The Land Registry information should also reveal registered mortgages, usufruct rights, embargoes and other restrictions.
Do not rely only on a seller saying the property is debt-free. Ask your lawyer to confirm the position from current documentation.
3. Does the Physical Property Match the Legal Documentation?
Look carefully for extensions, converted terraces, additional bedrooms, outbuildings or swimming pools that may have been added after the original construction.
Ask which documents support those alterations and have your lawyer or technical adviser check whether the physical property corresponds sufficiently with the relevant title, planning and cadastral information.
4. What Community Rules Affect the Property?
For an apartment, townhouse or villa within a community of owners, ask about rules affecting renovations, pets, use of communal areas and tourist rentals.
Do not assume that because another property in the area operates as a holiday rental, the property you are viewing can automatically do the same.
5. Are Community Fees & Property Taxes Up to Date?
Ask for the latest community and IBI figures and ensure your lawyer checks outstanding liabilities before completion.
Spanish horizontal-property rules make this particularly important for community debt, so buyers should ensure the appropriate certificate confirming the seller's community-payment position is dealt with during conveyancing.
Financial & Running-Cost Questions
6. What Is the Exact Annual IBI?
Do not estimate the annual property tax from another listing. Ask for the property's latest actual IBI figure.
Current Martin listings demonstrate how specific these costs are. One apartment currently marketed in Estepona publishes an IBI figure of €273 per year, alongside €98 annual rubbish tax and €100 monthly community fees.
See the current Estepona listing and published running costs
7. What Are the Community Fees & What Do They Include?
A higher community fee is not automatically bad value if it pays for facilities you will use.
For example, Martin currently markets a two-bedroom apartment in Cortijo del Mar, El Paraíso with published community fees of €180 per month. The urbanisation includes a communal pool and an on-site restaurant.
View the Cortijo del Mar example
8. Are Any Extraordinary Community Charges Planned?
Ask whether owners have approved, discussed or budgeted for major works such as façade repairs, lift replacement, roof waterproofing, pool renovation or major landscaping.
If a large project is pending, establish who will be responsible for the cost and how it affects your purchase decision.
9. What Do the Utility Bills Look Like?
Ask for examples of electricity and water costs where available, particularly for larger villas, properties with private pools or homes using substantial air conditioning.
Also confirm the type of internet connection if you intend to work remotely.
10. What Will the Purchase Cost Me Beyond the Asking Price?
Ask your lawyer for a property-specific written breakdown covering taxes, notary, registration, legal costs and any mortgage-related charges that apply to your transaction.
Avoid relying on one generic percentage because the tax treatment differs between resale and qualifying new-build property and individual costs vary.
Condition & Construction Questions
11. When Was the Property Built?
Construction date gives useful context for insulation, electrical systems, windows, plumbing and the likelihood that significant refurbishment has already taken place.
12. What Renovations Have Been Carried Out?
Ask what changed, when the work was completed and whether supporting invoices, guarantees or permissions are available.
A new-looking kitchen or enclosed terrace should not stop you asking what lies behind the finish.
13. Has There Been Damp, Water Ingress or Structural Movement?
Look for staining, bubbling paint, cracked render, musty smells and recently repainted areas that deserve a closer look.
If anything concerns you, arrange an independent technical inspection rather than relying on appearances.
14. What Is the Condition of Roofs, Terraces & Drainage?
Terraces and flat-roof areas deserve particular attention. Check drainage points, cracked tiles, seals around doors and evidence of water pooling.
For an apartment, also establish which parts are the owner's responsibility and which belong to the community.
15. How Old Are the Air Conditioning, Boiler, Electrics & Plumbing?
Ask when the main systems were installed or last replaced. Check whether warranties or servicing information are available.
If the systems appear old or altered significantly, consider getting specialist advice before committing.
Location & Neighbourhood Questions
16. How Does the Location Work in Real Life?
Test the journey rather than accepting phrases such as “close to the beach” or “minutes from amenities”.
Drive or walk from the property to the supermarket, beach, school, restaurant area or motorway access you actually intend to use.
17. What Is Genuinely Within Walking Distance?
Distance on a map does not reveal gradients, pavements, road crossings or summer heat.
One current Martin listing in Torrequebrada, Benalmádena, gives a useful benchmark by stating the Mediterranean coast is approximately 1.4 km from the property and that restaurants, supermarkets, shops and a medical clinic are accessible on foot.
View the Torrequebrada example
18. Is There Known Flood or Drainage Risk?
Ask whether the property or access roads have experienced flooding or drainage problems and have your professional advisers check available official risk information where appropriate.
Ground-floor apartments, properties beside watercourses and low-lying plots deserve particular attention.
19. What Does the Area Sound Like at Different Times?
Traffic, restaurants, schools, golf maintenance, nightlife and neighbouring holiday properties can all change the sound of an area.
If you are seriously considering the property, return at another time of day before deciding.
20. What Could Change Around the Property?
An undeveloped plot beside the property may not remain empty. Ask what is known about neighbouring land, active construction and planned works in the urbanisation.
Your lawyer can investigate planning matters that are material to the purchase.
Rental & Practical Questions
21. Can This Specific Property Be Used for Tourist Rentals?
This question should be answered for the individual property, not the general area.
Current Andalucía tourist-accommodation rules require owners to consider municipal planning compatibility and community approval as part of the registration process.
The importance of checking is visible in Martin's live inventory. The current Torrequebrada listing mentioned above explicitly states that the community does not permit short-term rentals or tourist licences.
That single rule could materially change the property's suitability for an investor.
22. What Exactly Is Included in the Sale?
Ask about furniture, appliances, parking spaces, storage rooms, outdoor furniture and other items you expect to remain.
Make sure important inclusions are recorded in the contractual documentation rather than relying on assumptions from the viewing.
23. Are the Parking Space & Storage Room Legally Included?
If the listing includes parking or storage, ask how those elements are legally held and make sure your lawyer verifies that they form part of the purchase in the expected way.
24. How Flexible Is the Seller on Price & Timing?
Ask how long the property has been available, whether the seller has a preferred completion date and whether there are factors affecting their willingness to negotiate.
The answer does not guarantee a discount, but it gives useful context when structuring an offer.
25. Can I View It Again Before I Offer?
A second viewing is often more useful than the first because the emotional impact has reduced and you know what deserves closer inspection.
Use the revisit to check sun orientation, noise, access, parking, water pressure, storage, room dimensions and any concerns identified during the first viewing.
What Real Listings Teach You to Ask
| Current Martin Example | Published Information | Question It Should Trigger |
|---|---|---|
| Estepona apartment | €100/month community fees, €273/year IBI and €98/year rubbish tax. | What are the exact recurring costs for this property? |
| Cortijo del Mar, El Paraíso | €180/month community fee with communal pool and an on-site restaurant. | What does my community fee actually pay for? |
| Torrequebrada, Benalmádena | €215/month community fee, €1,000 annual IBI, €172 rubbish tax and no short-term rentals permitted by the community. | Do the running costs and community rules fit how I plan to use the home? |
Listings, prices and running costs can change. Always reconfirm the latest property information before making an offer.
Red Flags & Green Lights
| Red Flag | Positive Sign |
|---|---|
| Major alterations are obvious but supporting paperwork is unclear. | Relevant renovation and property documentation can be produced for professional review. |
| Community costs are described only as “low”. | The exact current charge and included services are available. |
| A rental return is promised without checking permissions. | Rental suitability is discussed subject to legal, planning and community checks. |
| Questions about damp, works or costs receive vague answers. | Information is documented or clearly identified for further investigation. |
| You are pushed towards an immediate non-refundable commitment. | You have time to understand the reservation terms and seek legal advice. |
How a Real Martin Real Estate Viewing Search Works
Martin Real Estate's published buyer experiences provide useful evidence of how a structured viewing process can work in practice.
Dean Rogers, who ultimately bought a villa in Calahonda, describes Martin Real Estate taking time to understand his family's relocation requirements before narrowing the search. Martin's published account of the process says the shortlist was reduced to 10 properties and Paul Martin then spent two full days conducting viewings.
That is more useful than seeing dozens of loosely relevant properties. Each viewing gives you additional information that can sharpen the brief and eliminate the wrong options.
Dean's testimonial also describes post-completion help with local tradespeople, insurance, WiFi and utilities, illustrating why practical support can remain important after the keys are handed over.
Read Martin Real Estate's buyer testimonials
Planning a Costa del Sol Viewing Trip?
Send Martin Real Estate your budget, preferred areas, property type and viewing dates so the team can narrow the search before you arrive.
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Call Martin Real Estate: +34 951 431 815
Frequently Asked Questions
How much does a nota simple cost?
The official Spanish Land Registry currently states a price of €9.02 per property before applicable taxes and retentions when ordered through its electronic service. Your lawyer may also obtain the document as part of the legal due-diligence process.
Should I make an offer before my lawyer has checked the property?
You can discuss price and negotiate, but understand exactly what you are signing or paying before committing money. Have an independent Spanish property lawyer review the relevant reservation or purchase documentation and advise you on appropriate protections.
Do I need an energy performance certificate?
Spanish rules require energy-efficiency information when property is marketed for sale, and a registered energy certificate and label form part of the documentation associated with a sale. Ask for the property's current rating and let your lawyer confirm the documentation.
Can I assume an apartment allows holiday rentals?
No. Check the specific property, municipal planning position and community rules. Andalucía's current tourist-accommodation process includes community authorisation requirements where applicable. Some live Costa del Sol listings explicitly state that tourist rentals are not permitted.
Should I get a survey on a Costa del Sol property?
A survey is not a substitute for legal due diligence, but an independent technical inspection can be valuable, particularly for villas, older homes, properties with visible defects or homes that have undergone significant alterations.
Where can I see current Costa del Sol properties before arranging a trip?
Browse Martin Real Estate's current Costa del Sol listings, compare Marbella properties or Estepona properties, then contact the team to create a focused viewing shortlist.
View the Property Like a Buyer, Not a Tourist
A successful Costa del Sol viewing is not about finding reasons to dislike a property. It is about separating the emotional appeal from the facts you need to verify.
Take notes, revisit serious contenders and keep a list of unanswered questions for your lawyer, surveyor or agent. The strongest property should still make sense once you have checked the running costs, legal position, location, community and condition.
To build a shortlist before travelling, browse Martin Real Estate's current Costa del Sol properties or call +34 951 431 815 to discuss your search.
