Casares brings together two very different markets within the same municipality. On the one hand, there is the white village, perched on the hillside just over 10 km from the coast, where traditional homes and surrounding country properties predominate. On the other, Casares Costa: the coastal strip where practically all new-build development is concentrated, with apartment, penthouse, townhouse and villa projects facing the sea or front-line to golf courses.
In this listing you will find the developments available in both areas, from two- and three-bedroom apartments at Doña Julia Golf to exclusive villas around Finca Cortesín. It is one of the few places on the western Costa del Sol where entry-level property and multi-million-euro villas still coexist only a few kilometres apart.
Buyers who choose Casares have usually been comparing Estepona and Manilva and decide on Casares because of its still-favourable value for money, well-preserved natural surroundings and low building density. If you are deciding between areas before comparing developments, start with our Casares area guide.
Preguntas frecuentes
What is the difference between buying in Casares village and Casares Costa?
They are two different markets that barely overlap. In the village, traditional homes, Andalusian-style townhouses and rural properties predominate, with very little new-build supply and low turnover: few properties come onto the market and they often require renovation. Casares Costa concentrates the current developments: apartments, penthouses and villas in gated communities near the beach and golf courses. Finished properties or properties under construction may be available at any time. Most international buyers end up on the coast, especially if the property will be used as a second home or rented out for part of the year.
Which areas of Casares are worth considering?
It depends on how you plan to use the property. Casares Costa and Doña Julia for residential property near the beach and golf; the Finca Cortesín area for the high-end segment; the village and its surroundings if you are looking for Andalusian character and more land. You can view all available developments in Casares filtered by area and property type.
What types of properties are for sale in Casares?
Apartments and penthouses in developments with communal areas, townhouses, detached villas and plots. Most of the current supply is new-build and off-plan along the Casares Costa – Doña Julia – Finca Cortesín corridor, usually in developments with swimming pools, gardens and, in the newest ones, a gym and social area. Country properties and village houses also appear in and around the village, almost always as resale property.
What services are available in the area?
Casares Costa has supermarkets, a pharmacy, restaurants and a health centre, with Estepona around 20 minutes away for everything else: hospital, shopping centres and international schools. Málaga Airport is just under an hour away via the AP-7 and Gibraltar around 30 minutes away, which matters for people who frequently fly to the United Kingdom.
What is the difference between new-build, off-plan and resale property?
Off-plan means buying before or during construction, with staged payments and usually the lowest entry price. New-build is a completed property that has never been occupied and is available for immediate handover. Resale is a previously occupied property. The most important practical difference is tax: new-build and off-plan property are subject to VAT plus AJD; resale property is subject to ITP. The second difference is timing: buying off-plan lets you reserve today and pay during construction, but there may be between eighteen months and two years between reservation and handover of the keys
What taxes and costs do you have to pay?
On new-build property, 10% VAT plus 1.2% AJD. On resale property, 7% ITP. You also need to add notary, Land Registry and lawyer's fees. In total, costs are around 12-14% of the price for new-build property and slightly less for resale property. The rates are the same throughout Andalusia, in both Málaga and Cádiz provinces, so buying in Casares or Sotogrande does not change the tax bill.
Can the property be rented out as tourist accommodation?
Yes, but it must be registered with the Andalusian Tourism Registry and obtain a VFT number, as well as meeting the regional technical requirements. Casares Costa has genuine seasonal demand because of its proximity to the beach and golf. Before buying with this in mind, check the community statutes and the minutes of the latest owners' meetings: a community can prohibit tourist rentals if approved by three-fifths of the owners, in which case you will not be able to operate even if you have already been granted a VFT. In new developments, it is advisable to ask the developer directly what is stated in the horizontal property division deed.
What are the ongoing costs of the property once purchased?
Three main items: IBI, which in Casares sits in the mid-range for the area and is paid once a year to the local council; community fees, which depend heavily on the communal facilities — a development with a swimming pool, extensive gardens and security costs considerably more than a simple apartment block, so it is worth asking for the exact fee before signing — and utilities. If you are not tax-resident in Spain, there is also an annual imputed income tax return relating to the property, whether you rent it out or not.
What guarantees do I have if I buy off-plan?
The developer is legally required to guarantee all amounts you pay before completion by means of a bank guarantee or surety insurance policy, and to deposit them in a special account separate from its general funds. If the development is not delivered or the developer defaults, you recover the money with interest. Before signing the reservation agreement, it is advisable to check that the guarantee exists and is in your name: this is the point most often overlooked and the one that causes the most problems. In addition, the property is covered by the statutory warranty periods: one year for finishes, three years for installations and ten years for structural elements.
Can I obtain a mortgage if I am not resident in Spain?
Yes. Spanish banks regularly finance non-resident buyers, although at a lower loan-to-value percentage than for residents and with more documentation required: proof of income from the country of origin, banking history and, in some cases, sworn translations. The process takes longer than a domestic mortgage, so it is advisable to start it in parallel with the reservation rather than afterwards. We can put you in touch with lenders that regularly work with international buyers in the area.
What do I need to buy as a foreigner?
A NIE, the foreigner's identification number, which is essential for signing the deed and paying taxes. You will also need a bank account in Spain, which in practice is necessary for setting up direct debits for utilities and IBI. You do not need to live in Spain or be an EU citizen to buy. The usual process is reservation, private purchase contract and completion before a notary, with an independent lawyer reviewing every step. We do not act as your lawyer: we always recommend having your own.
