To reserve a property on the Costa Cálida in 2026 you will typically pay a reservation deposit of €3,000 to €6,000 (or around 1% of the price on higher-value homes), which takes the property off the market for a short exclusivity period — usually 14 to 30 days — while your lawyer runs checks and the private purchase contract is drafted. Whether that money is refundable depends entirely on the wording of the reservation contract (contrato de reserva) you sign: some are "subject to legal checks" and fully refundable, others are non-refundable holding deposits that you forfeit if you simply change your mind.
This is the single most common point of confusion for international buyers, because the same word — "deposit" — is used loosely for three very different payments. On the Costa Cálida (and equally on the Costa Blanca, Costa del Sol and Costa Almería) the safest rule is simple: never sign a reservation document, and never transfer a euro, until your Spanish lawyer has read the exact refund clause. Below we set out how much you pay at each stage, what the contract should say, and when you get your money back.
A contrato de reserva is a short, preliminary agreement between buyer and seller (usually organised by the estate agent) that formally takes a property off the market for a fixed period in exchange for a modest deposit. It is the first of up to three documents in a Spanish purchase:
The reservation contract is not compulsory, but on a competitive coast such as the Costa Cálida — where sought-after Mar Menor, La Manga and inland-golf villas move quickly — it is the standard way to secure a property while due diligence is carried out. Think of it as buying time, not buying the house.
The reservation deposit is a placeholder. The real commitment comes at the contrato de arras (deposit contract) stage, when you pay around 10% of the price. Under Spanish Civil Code Article 1454, the most common form — arras penitenciales — has a clear, symmetrical penalty: if the buyer pulls out they lose the 10%; if the seller pulls out they must repay double. Your earlier reservation deposit is normally deducted from this 10%, so it is not an extra cost — it is an advance on the arras.
There is no legally fixed amount — it is whatever buyer and seller agree. In practice, on the Costa Cálida (Region of Murcia) the going figures in 2026 are:
| Property price | Typical reservation deposit | Usual exclusivity period |
|---|---|---|
| Up to €150,000 | €3,000 | 14–21 days |
| €150,000 – €300,000 | €3,000 – €6,000 | 15–30 days |
| €300,000 – €600,000 | €6,000 or ~1% | 21–30 days |
| Above €600,000 | ~1% of price | 30 days |
These ranges are broadly similar across all four coasts Mediter serves, though on the busier Costa del Sol around Marbella and Estepona reservation deposits of €6,000 or a full 1% are more common, while smaller Costa Almería resale properties often reserve for a flat €3,000. The amount matters less than who holds it and under what conditions.
This is critical. The deposit can be paid to:
Never transfer the reservation deposit to a private individual's account you cannot verify, and always insist on a written receipt naming the property, the price, the deposit amount and the refund terms. Our guide on sending money to Spain to buy property explains how to move funds safely and cheaply from abroad — and why you should never rush a transfer under time pressure.
It depends on which of three contract types you have signed. This is where careful reading — ideally by a Spanish property lawyer — earns its fee many times over.
| Contract type | Refundable if you change your mind? | Refundable if legal problem found? |
|---|---|---|
| Reservation "subject to satisfactory legal checks" | Sometimes not — you may forfeit it | Yes — full refund if a defect emerges |
| Non-refundable holding deposit | No — you lose it | Yes, if the clause protects you against undisclosed defects |
| Fully refundable reservation | Yes, within the period | Yes |
The single most important clause is a condition making the reservation subject to satisfactory due diligence. If your lawyer's checks reveal a mortgage or embargo on the nota simple, a rural home without an AFO certificate, missing licences, or a discrepancy with the cadastre, a properly drafted reservation contract lets you walk away and recover the full deposit. Without that clause, you may be relying on the seller's goodwill.
If you are relying on a loan, always make the reservation and arras conditional on mortgage approval. See our non-resident mortgage guide for realistic timelines — a valuation and offer can take several weeks, which must fit inside your reservation window.
A good Costa Cálida reservation contract is short but should always specify:
Because Spanish law does not prescribe a fixed reservation template, the wording varies from agent to agent. This is exactly why you should not sign anything on a first viewing "to be safe" — a rushed signature under emotional pressure is how buyers lose deposits. A reputable agent will happily give you 24–48 hours for your lawyer to review it.
Reserving is the start of a chain that ends at the notary. On a typical Costa Cálida resale purchase:
Remember the reservation deposit is not the only money you need ready. On the Costa Cálida, resale ITP (transfer tax) is 7.75% in 2026 (under Murcia's Ley 3/2025 — note that many websites still wrongly quote the old 8%), and the tax base is the higher of the price or the cadastral valor de referencia. Add notary, land registry, lawyer and gestoría and budget roughly 10–13% on top of the price for resale. For new build it is 10% IVA plus 1.5% AJD stamp duty in Murcia — around 12–15% all-in. Full figures for the region's ongoing costs are in our Costa Cálida holiday home taxes guide.
| Coast | Region | Resale ITP 2026 |
|---|---|---|
| Costa Cálida | Murcia | 7.75% |
| Costa Blanca | C. Valenciana | 9% (from 1 June 2026) |
| Costa del Sol | Andalucía | 7% |
| Costa Almería | Andalucía | 7% |
If you are still weighing regions, our comparison of the four costas and the off-plan vs resale breakdown will help you decide before you reserve anything.
Typically €3,000 to €6,000, or around 1% of the price on higher-value homes. There is no legally fixed amount — it is agreed between buyer and seller. The deposit is normally deducted from your later 10% arras payment, so it is not an additional cost.
Not always. If the contract is a non-refundable holding deposit, you can lose it simply for changing your mind. A well-drafted reservation contract makes the deposit refundable if your lawyer's legal checks reveal a problem, or if agreed mortgage financing is not approved. Always read the exact refund clause before signing.
The reservation (contrato de reserva) is a small first deposit that takes the property off the market for a short period. The arras (contrato de arras) is the main private purchase contract with a 10% deposit and clear penalties: the buyer loses 10% if they withdraw, the seller repays double if they do.
Ideally your Spanish lawyer's regulated client (escrow) account, or a licensed estate agency's client account. Avoid paying the seller directly, and never transfer money to an unverified private account. Always get a written receipt setting out the property, price and refund terms.
Yes — or at least have one lined up. The reservation contract sets the price and the refund conditions, so it should be reviewed before you sign. A good agent will give you 24–48 hours for legal review; be cautious of any pressure to sign and pay immediately on a first viewing.
Yes, and you should if you are borrowing. Include a written clause making the reservation and arras subject to mortgage approval, and make sure the reservation period is long enough for the bank's valuation and offer, which can take several weeks for non-residents.
A reservation deposit should buy you time and peace of mind — not put your money at risk. At Mediter Real Estate we draft clear, buyer-protective reservation contracts and work alongside independent lawyers across the Costa Cálida, Costa Blanca, Costa del Sol and Costa Almería. Explore our regions, then contact Mediter Real Estate to find the right property and reserve it the safe way.
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