What Is a Resort or Branded Residence?

These are developments where private homes sit alongside — and share services with — a hotel, sports and spa facilities, restaurants and concierge services, sometimes under a well-known hotel or luxury brand. On the Costa del Sol, Reserva del Higuerón is a prominent example, and branded residences tied to international hotel brands are increasingly common in Marbella and Estepona. The appeal is lifestyle, security, on-site amenities and, often, a professional rental programme. The trade-off is a more complex ownership structure and higher running costs.

Service Charges and Running Costs

Resort service charges are typically much higher than an ordinary community of owners, because you are helping to fund shared 5-star facilities. Before buying, your lawyer should obtain and review the current budget, the level of fees, what exactly they cover, and how they can be increased. We also check whether some services are optional or bundled, and whether there are separate charges for the hotel-run amenities, so you know your true annual cost of ownership.

Rental Programmes and Guaranteed Returns

Many resorts offer to rent out your property for you, sometimes advertising a "guaranteed" return. These arrangements deserve careful legal scrutiny. We examine the rental management contract: how income is calculated and split, your rights to use the property yourself, minimum tie-in periods, who bears costs and voids, how the tourist licence (VUT) is held, and how you can exit the scheme. A headline yield means little if the contract heavily favours the operator.

Off-Plan Resort Purchases

Many resort homes are sold off-plan. All the usual off-plan protections apply — most importantly, the developer must guarantee your stage payments with a bank guarantee or insurance. We verify these guarantees, review the specifications and the first-occupation licence, and check the phasing of shared facilities (sometimes the spa or sports club opens later than the homes). See our off-plan buying guide for the full detail.

Taxes and Structuring

Resort and branded-residence purchases are often higher value, so the tax and structuring questions matter more: new-build IVA at 10% plus AJD, whether to buy personally or through a company, non-resident income tax on rental income, and future capital gains and inheritance planning. For non-EU buyers, a qualifying purchase may also open the door to the Golden Visa. We advise on the most efficient and protective structure for your circumstances.

Frequently Asked Questions

Yes — funding shared 5-star facilities (pools, spa, gym, security, concierge, landscaped grounds) costs considerably more than a standard community of owners. It is essential to see the actual current budget and understand exactly what is covered and how fees can rise before you commit, so the annual running cost fits your plans.
Treat it with caution. "Guaranteed" returns depend entirely on the contract behind them and the operator's solvency. We review how the guarantee works, what happens if the operator underperforms or fails, your own usage rights, and how to exit. A proper legal review protects you from schemes that look attractive on paper but tie you into unfavourable terms.
Potentially. If you are a non-EU national and your qualifying property investment reaches €500,000 in equity (free of mortgage), it can support a Golden Visa application. Many resort and branded-residence homes are in this price bracket. We can handle both the purchase and the residency application together. See our Golden Visa 2026 guide.