Guide · Updated November 2026
Buying in Marbella under the new general plan. What to check first
What Marbella's 2026 general plan changes for a home you want to buy, and the planning questions to ask your lawyer.
The short answer
Marbella approved a new general plan in September 2026. It is the first since 1986. Before you buy, find out how the plan classifies the home, whether the home is being regularised, and what you would be allowed to build or change.
Why planning matters in Marbella
The courts annulled Marbella's 2010 plan in 2015, and the town went back to rules from 1986. Thousands of homes built in the years between do not fit those rules. That is why a planning check is part of every purchase here.
What was approved
The council gave final approval to the Plan General de Ordenación Municipal, the PGOM, on 18 September 2026. Reports say it provides for regularising about 18,000 homes, which means bringing them within the planning rules. The plan that sets the detailed rules for each plot is called the POU. The POU has not been approved yet.
Questions for your lawyer
Ask how the new plan classifies the land. Ask whether the home matches its building licence and has a licence of first occupation. Ask whether any part of the home is outside the rules, and if so what that stops you doing. Ask for the answers in writing, with the town hall's planning certificate attached.
If you plan to build or extend
Until the detailed plan is approved, do not rely on what a seller or an agent tells you can be built. Have an architect confirm it with the town hall before you agree a price.
Sources, checked November 10, 2026
This is a summary of public reports. It is not legal or tax advice. Rules change, so check anything you rely on with your lawyer.
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