Gecko Towers
We read the property sales updates that confirm what we, who are involved in the Marbella region’s property market, know the Brits and other non-Spanish foreigners are still hoovering up Spanish property. Much of this activity takes place on the western Costa del Sol around the flagship town of Marbella.
A regular reader, John, has suggested that it may serve our readership well to point out some of the downsides of living in the Spanish sun. I have lived here for more than 20 years, and working in the property market, I feel we’ve probably seen most of the difficulties posed. The challenge, of course, is to see them as temporary and solve-able or otherwise permanent.
Marbella and the wider Costa del Sol is a genuinely fantastic place to live, but like anywhere, it may not be perfect for everyone. Here’s a balanced look at the potential drawbacks alongside possible solutions aimed at keeping them in perspective:
Always remember – the Seller employs the Estate Agent
For those keen to explore the property market looking for their perfect home in the Marbella region, there is one mantra that must not be forgotten. The Seller employs the Estate Agent.The Seller pays the commission due to the Estate Agent who lists the property and/or completes the sale.
As an English Solicitor (now non-practicing), I was an equity partner in a boutique law firm in London’s Mayfair, where concepts such as “conflict of interests” were ever present in all our dealings. Indeed, we could be professionally disciplined if we transgressed. I am keen not to be alarmist but in the property model in the Marbella region while it is usual to enjoy the company of an Estate Agent showing you various properties, it is fundamentally their job to sell the property and achieve the maximum agreed sales price for their client, the Seller. So to pretend otherwise is misleading.
I am not saying you will be deliberately tricked, there are many very able and ethical Estate Agents in the Marbella region, but do not expect anything but a professional distance from you in sealing the transaction. Many Estate Agents will be conscientious and receptive to your needs but you are not their client.
For these reasons having a trusted, engaged and highly-experienced Abogado defending your best interest in potentially turbulent waters one step beyond vital.
Short Term rentals
In recent weeks we have dealt in details with the question of Short Term rentals – or tourist rentals – and we’d ask you to take a look at our earlier piece as this should address the sometimes thorny but essential questions of whether you are allowed to rent your property as you choose or whether you are hamstrung by the decisions of the Community of Owners that you have brought into. See here: https://marbellapropertylawyers.com/if-short-term-rentals-are-vital-how-do-you-ensure-that-a-costa-del-sol-property-allows-such-use/
One element that you will need to consider, particularly if you are proposing to renovate an existing property with a view to placing it onto the tourist market, is whether it complies with the strict regulations required to be satisfied for tourist rental.
So what do we mean? There are various technical regulations governing properties that may be used for tourist rentals. The most important – and probably the most costly – are Air Conditioning in each living and bedroom, environmentally sound insulation and the risk minimizing of an on site swimming pool. This is quite a complex area and requires special study but failure to comply is not an option.
Summer Heat & Crowds
July and August can be intensely hot (often above 35°C) and extremely busy, especially in coastal towns like Marbella, Estepona, and Fuengirola. Roads, restaurants, and beaches fill up fast.
Solution: Many residents adapt by scheduling errands early in the day, escaping to the mountains, or renting out their property during peak season and travelling elsewhere.
Traffic & Parking
The A-7 and coastal roads can grind to a halt in summer, and parking in central Marbella is notoriously scarce and expensive. There may also be difficulties getting onto the main roads where the authorities have planned resurfacing or other access management. While much of the extensive resurfacing work is carried out at night there is an irritating tendency for roads or lanes to be closed making access and ease of movement difficult.
As you may visit in the summer months – ahead of your commitment to secure a property – you may regard the density of traffic as strictly a summer phenomena. There is no question that Marbella and its surroundings have evolved in recent years to become the year-round home for many. Some work locally and some remotely. Whichever group you are part of there be times when the traffic will be heavier.
Most local businesses start between 9.00 and 10.00. So coinciding this with term-time school runs makes for a busier time which, if you have neither work to get to or kids to drop off, is worth avoiding.
Many people have lunch at home and will aim to leave at 14.00 to get back. Post a summer siesta (circa 16.00) when returning to the office there is usually a noticeable increase in traffic, again worth avoiding unless you have to.
As a result the heaviest times are from 8.00, between 14.00 and 16.00 and around 20.00 when many businesses close for the day.
Solution: Those living slightly inland — in areas like Benahavís, Benalmadena, Elviria and Mijas Village — can enjoy more space and easier parking.
When it Rains – IT RAINS!!!
The Costa del Sol, as most will know, translates to the “Sun Coast”. There is a reliability to the weather in the Marbella region. Protected by the swathe of mountains that protect the coast and deliver a micro-climate that is one of the best, if not the best, in Europe. The predictability makes the Costa del Sol a perfect venue for relocation and special events, including milestone birthday celebrations and weddings.
Some will notice that there is a lot of green, particualrly early in the New Year. Why? There is a season, typically December to March, when rain is often seen. By rain I mean sometimes that on those wet days gives a very good impersonation of a monsoon. Stair-rods of water that deposit double figure millimeters in a matter of a few hours. We need it for the reservoirs, garden and golf courses but it can be very intense. It may even be a little schizophrenic as torrential rain is often followed by – and vice versa – bright, hot sunshine.
Property Development & Noise
Construction is ongoing, particularly in up-and-coming zones such as Nueva Andalucía, San Pedro de Alcantara and La Quinta. This can mean daytime noise and disrupted views.
Solution: Building regulations are stricter than they once were, and an experienced and trusted local Abogado can check licences and future development plans before you buy.
Healthcare Waiting Times
Spain’s public healthcare is high quality but can involve long waits for non-urgent procedures.
Solution: Most expats take out private health insurance, which is relatively affordable and gives access to excellent private hospitals across Málaga province.
Cost of Living & Seasonal Prices
Marbella is pricier than much of Spain — groceries, restaurants, and rents are often 20–30% higher. Some services (like electricians or plumbers) are in short supply and charge premium rates in summer.
Solution: Compared to the Côte d’Azur, London or Paris, it’s still excellent value for money, particularly for property ownership and quality of life.
Bureaucracy
Spanish paperwork (NIEs, residency, vehicle registration, etc.) can be slow and frustrating.
Solution: Having a trusted, local and bilingual Abogado makes a world of difference — they can handle most bureaucracy for you efficiently and keep your affairs compliant.
Occasional Levante Winds
The easterly Levante wind can bring days of hot, dry gusts along the coast, which some find unpleasant.
Solution: It’s part of the Mediterranean rhythm — locals plan outdoor dining and activities around it.
Integration & Transient Communities
In some expat-heavy areas, it can take effort to connect with Spanish neighbours or feel part of the “real” community.
Solution: Choosing a year-round residential area (rather than purely holiday homes) makes integration easier, as does learning some Spanish and supporting local businesses.
Culture Shock
Some elements of life on the Costa del Sol may challenge metropolitan sensibilities. I don’t mean topless sunbathing, bullfighting or the presence of tired kids scurrying around late night restaurant tables. No, I am referring to those elements that take a little time to process and to accommodate as the norm in another country.
For example, many bars, restaurant, stables and even some homes continue to be reliant on a “pozo septico” or cesspit for the disposal of human waste. While for many years ladies have been accustomed to binning certain hygiene products it may come as a surprise that aside the loo is a swing bin into which used paper is to be placed for disposal rather than flushing. It may seem less hygienic but is entirely necessary. There really is no other solution!
My intention is to paint a picture of some of the realities of life that may be glossed over by the drama and romance of the prospect of a life lived under the Costa del Sol sun. They are by and large not insurmountable and conquering minor irksome will pay massive quality of life dividends.
Please subscribe to the www.marbellapropertylawyers.com blog by adding your e-mail below.
Should you be interested in discussing the process involved in buying a property on the Costa del Sol, we would be delighted to assist you. We have an experience-qualified and best of breed Associates Network comprising professionals focused on the western Costa del Sol (Malaga to Tarifa) property market. Their services include property search, mortgages, legal and tax services, visas, surveying, insurance and currency brokerage.
We have done the leg work, testing the quality of our Associates Network and now feel confident in recommending their services to you.
Please note that our posts are for general interest. There is no substitute for proper advice tailored to your specific circumstances as provided by a qualified Abogado who is experienced in the application of the Spanish Law. Nothing contained in this article should be seen or taken as legal, tax or financial advice and cannot be relied upon as such. Neither the writer nor the publisher accepts any responsibility for liabilities arising as a result of reliance upon the information given. All details have been reasonably fact-checked and all efforts have been taken to ensure that facts are accurate as at the date of publication.
You may also be interested to join and share in the FaceBook Group “Costa del Sol – The Best Place to Live in Europe” – please click this link – Costa del Sol – The Best Place To Live In Europe
My details: Mark FR Wilkins, during usual business hours on +34 600 343 917 or e-mail me at mark@therightsgroup.com
© Mark FR Wilkins 2025. All rights reserved.