Buying Property in Marbella? Here’s How the Real Estate System Really Works

If you’re new to property hunting in Marbella or anywhere along the Costa del Sol, you might assume that the real estate process works like it does back home – clear, transparent, and professional.

Unfortunately, that's often not the case. 

In Spain, and particularly in high-demand markets like Marbella, the real estate world operates very differently. It can be confusing, fragmented – and at times, downright misleading.

Whether you are an investor looking for a good return or just want to buy a vacation home, you need to understand how this market works.

We at 63ºNO are aiming to help investors and homebuyers navigate this market with confidence.

Here's what you need to know before you start your property journey.

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1. No Central Database or MLS

In many countries, properties for sale are gathered in one centralized system – like Finn.no in Norway, Hemnet in Sweden, or the MLS in the US. Not so in Spain.

Here, there is no official, unified listing system.

Sellers can list their properties with multiple agencies, often at different prices, with different photos, and varying levels of detail. Some might list the same property with five or ten different agents – sometimes without the owner even knowing.

This creates confusion, duplication, and plenty of opportunities for miscommunication.

2. Idealista Is NOT What You Think

Many foreign buyers believe that Idealista is the Spanish equivalent of MLS or Finn – a trustworthy platform where you can browse real-time listings. But the reality is very different.

While Idealista is widely used, it’s not a regulated marketplace – and it's full of outdated, inaccurate, and even deliberately misleading listings.

Common tactics include:

• Keeping sold properties online for years, to attract leads.

• Advertising properties the agent doesn't have access to.

• Publishing artificially low prices to spark interest – only to offer something else when you call.

  
  

In short, Idealista is a lead-generation tool for agents, not a transparent portal for buyers.

That said. You can actually find good deals on Idealista, if you are looking for apartments. But then you have to look for properties that are posted by Spaniards privately. Many of them do not want to pay broker commission and try to sell their homes themselves. Bargains are possible to find, but we recommend that you do not operate in this market unless you know the market very well.

3. No License Required to Call Yourself an Agent

In Spain, anyone can work as a real estate agent. No certification. No formal training. No license required.

There are professional associations like the LPA, but membership is voluntary – and only a small fraction of agents are affiliated. This leads to massive differences in quality, ethics, and reliability.

For you as a buyer, that means you’re often on your own to assess whether the agent you're talking to is trustworthy, experienced, or even genuinely authorized to sell the property in question. Our founder Pål Restad is actually a trained real estate agent from Norway and has over 16 years of experience as a real estate agent and a total of over 25 years of experience in the real estate industry.

4. Who Does the Agent Work For? And WHO Pays the Commission?

Typically, the full sales commission (often 5–6% + IVA (VAT)) is paid by the seller.

This amount is usually split between the seller’s agent and the buyer’s agent, if there are two involved.

This means it doesn’t cost you more as a buyer to work with your own representative – but it may save you a lot of time, stress and money during the process.

Unlike in more regulated markets, many agents in Spain work both sides of the deal – representing both the seller and the buyer, often without clearly disclosing it.

Their commission (usually 5–6%) is almost always paid by the seller, which creates natural incentives to prioritize the seller’s interests.

That’s why it’s so important to have your own representative – someone who works for you, and only you.

5. How 63ºNO Works Differently

At 63ºNO, we take a completely different approach.

We’re not just another agency pushing the same listings.

We’re your independent advisor, with a clear mission: to help you make the right purchase, in the right location, on the right terms.

We assist our clients with:

• Searching across the entire market – including off-market properties 

• Evaluating properties and areas based on your needs 

• Dealing directly with listing agents and developers 

• Reviewing community rules and legal documentation 

• Coordinating due diligence and legal checks with trusted lawyers 

• Overseeing renovations, furnishings, and even resale if needed 

And most importantly:

When we don’t have the local insight ourselves, we bring in vetted, experienced agents we trust – professionals we’ve worked with before, and who we know will take care of you as we would ourselves.

This way, you avoid the chaos of juggling 10 different agents and 15 different opinions. You get one point of contact, one clear process – and a result you can feel confident in.

In a Market Full of Noise – Be the One with a Strategy

Buying property in Marbella shouldn’t feel like guesswork.

At 63ºNO, we combine local insight, Nordic professionalism, and a long-term perspective to help our clients succeed in a market that’s both beautiful and complex.

Planning to buy in Marbella or Costa del Sol? Let’s have a conversation – before you click "Contact Agent" on a property that may have been sold three years ago.

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