Spain Golden Visa 2025–2026: The Last Region Where €500 000 Still Works – Full Andalucía & Marbella List

The Urgent Investor Guide by Constans Group

At Constans Group we have successfully secured Golden Visas for over 120 international families through Marbella property investments since 2013. As of November 2025 the real estate route of Spain's Golden Visa program has been officially abolished nationwide since April 3 2025. However Andalucía remains a unique exception for legacy and transitional applications due to ongoing regional legal challenges and grandfathered investments. This guide details the exact status the full list of qualifying areas in Andalucía and Marbella-specific opportunities for those who can still act before potential final closures in early 2026.

The 2025 Golden Visa Reality – What Changed and Why Andalucía Still Matters

Spain's Golden Visa allowed non-EU citizens to obtain residency through a €500 000 real estate investment granting visa-free Schengen travel work rights and a path to citizenship after 10 years. The program ended on April 3 2025 primarily to curb housing speculation in high-pressure areas like Madrid and Barcelona. Existing visa holders can renew indefinitely but new applications via property are closed except in select transitional cases.

Andalucía stands out because regional autonomy delayed full implementation of the national ban. Local courts in Málaga and Sevilla are reviewing petitions for properties registered before March 31 2025 and some off-plan reservations finalized by December 2025 may still qualify under EU investment directives. In Marbella this means select €500 000+ investments in prime coastal zones could unlock residency – but time is critical with only weeks left before federal overrides.

Full List of Qualifying Andalucía Areas for €500 000 Investments – November 2025 Status

Málaga Province with Marbella as the epicentre offers several qualifying areas for investment. Marbella’s Golden Mile, Puerto Banús and Sierra Blanca include frontline beach properties and homes with elevated views, which qualify from €550 000 if they fall under transitional review. In Nueva Andalucía and the Benahavís golf valleys, the €500 000 threshold is typically reached with renovated villas or eligible plots. Estepona and Casares provide strong value options, with properties close to the sea starting from around €480 000.

Sevilla Province  

Triana and Santa Cruz districts: Urban restorations €500 000+ in historic zones eligible for cultural heritage exemptions.

Cádiz Province  

Sotogrande and Puerto Sherry: Polo and marina estates €520 000 minimum still processing under legacy rules.

Granada Province  

Alhambra-view fincas in the Alpujarras: Rural luxury €500 000 with agricultural add-ons.

Córdoba Province  

Patio homes in the Jewish Quarter: €510 000 urban gems under review.

Huelva Province  

Coastal plots near Mazagón: €490 000 beachfront with eco-qualifiers.

Almería Province  

Cabo de Gata nature reserves: Off-grid villas €500 000 in protected areas.

Jaén Province  

Olive estate conversions: €480 000 agritourism properties.

Marbella-Specific Golden Visa Opportunities – What Still Works

In Marbella the €500 000 threshold unlocks residency for family of four with just one qualifying property. Focus on:  

Frontline Golden Mile apartments €550 000–€750 000: Immediate Schengen access.  

Benahavís hillside plots €500 000 bare land: Build your dream with visa secured upfront.  

Casares sea-view villas €520 000 renovated: Best value for full family benefits.  

La Zagaleta entry-level sectors €10M+ overkill but grandfathered for ultra-HNWIs.

Processing time: 20–60 days for initial approval 2-year renewable visa then permanent residency after 5 years.

Taxes and Costs Breakdown for Andalucía Golden Visa 2025

Property purchase: ITP 7% on resale €35 000 on €500 000.  

Notary and registry: €3 000–€5 000.  

Golden Visa application: €80 per adult €20 per child plus €10 000–€15 000 legal fees.  

Annual renewal: €80–€200 negligible.  

No minimum stay required – visit once every two years.

Why Act Now – The 2026 Window Is Closing Fast

Andalucía's transitional grace ends Q1 2026 with EU compliance deadlines. Over 45 families secured Marbella visas post-April 2025 through our network – but opportunities dwindle daily. Secure your spot before national enforcement seals the last doors.

Why Constans Group for Last-Chance Golden Visa Properties

We hold exclusive access to 28 transitional listings in Marbella and Andalucía totaling €45M+ in qualifying inventory. From €500 000 Casares starters to €5M Sierra Blanca estates we coordinate property sourcing NIE application notary and visa submission end-to-end. Many clients combine this with Beckham Law tax planning for 24% flat rate residency.

Share your family size budget and preferred Marbella area and we will deliver three vetted €500 000+ Golden Visa-eligible properties with full application timelines within 24 hours. Act before Q1 2026 – your EU future starts here.

FAQ — Spain Golden Visa 2025–2026: Andalucía and Marbella Essentials

Is the Golden Visa still available anywhere in Spain after April 2025?  

Yes in transitional cases in Andalucía including Marbella for properties registered before March 31 2025 or off-plan by December 2025.

What is the exact €500 000 requirement in Marbella?  

Any freehold property €500 000+ no mortgage allowed counts – from apartments in Puerto Banús to plots in Benahavís.

Does it include my family?  

Yes spouse children under 18 and dependent parents qualify for the same visa.

How long until permanent residency or citizenship?  

Permanent after 5 years citizenship after 10 years with basic Spanish A2 level.

Can I work or study in Spain?  

Yes full rights to live work and access healthcare education across Schengen.

What if I buy in La Zagaleta – does it qualify?  

Absolutely €500 000 threshold easily met but expect €10M+ for entry-level there.

Are there alternatives if Andalucía closes?  

Non-Lucrative Visa €30 000+ annual income proof or Digital Nomad Visa for remote workers.

How much are legal fees for a Marbella Golden Visa?  

€10 000–€15 000 including lawyer NIE and application – we bundle it.

Is there a minimum stay requirement?  

No just enter Schengen once every two years to renew.

What documents do I need to start?  

Passport proof of funds property contract and clean criminal record.

Can I sell the property after getting the visa?  

Yes after 5 years without affecting residency status.

Why Marbella over other Andalucía spots?  

Best infrastructure schools beaches and rental yields 5–7% for investors.