Buying a home in a gated community in Nueva Andalucía comes with obvious advantages—beautiful landscaped gardens, swimming pools, private security and a well-maintained environment. But alongside your mortgage and taxes, you’ll also pay ongoing community fees.
For many buyers, these monthly or quarterly charges raise an important question: what do community fees actually cover, and are there any hidden costs?
The answer depends on the urbanisation. Two properties with similar purchase prices can have dramatically different annual ownership costs simply because of the services and facilities their communities provide.
This guide explains what you can expect to pay, what is (and isn’t) included, and the checks every buyer should make before committing to a purchase.
Looking for a complete overview of the area? Explore our Nueva Andalucía Guide for neighbourhood insights, property prices and lifestyle information.
Why Community Fees Vary So Much Between Urbanisations
There is no standard community fee in Nueva Andalucía.
Instead, each community of owners approves an annual budget based on the services it provides and the cost of maintaining shared facilities. Owners contribute according to their property’s participation coefficient, which is normally set out in the property’s title deeds.
Several factors influence the amount you’ll pay:
- Size of the development
- Number of communal pools
- 24-hour security or gated access
- Landscaped gardens
- Gyms, spas or wellness facilities
- Paddle or tennis courts
- Concierge services
- Lifts and underground garages
- Age of the buildings and maintenance requirements
As a general guide across Marbella:
| Community Type | Typical Monthly Fee* |
|---|---|
| Basic apartment community | €80–€200 |
| Mid-range gated urbanisation | €200–€400 |
| Luxury gated development | €400–€1,000+ |
*Representative ranges only. Actual fees vary by development, property type and annual community budget. Always verify current figures before purchasing.
It’s also worth remembering that higher fees aren’t necessarily bad value. A premium development offering 24-hour security, concierge services and extensive amenities will naturally cost more to run than a smaller community with only a pool and gardens.
What’s Typically Included?
Although every community has its own budget, fees commonly cover the maintenance and operation of shared areas and services.
Typical inclusions include:
Security
Many gated communities in Nueva Andalucía provide:
- Controlled access gates
- CCTV
- Security patrols
- 24-hour guards in premium developments
Security alone can represent a significant portion of the annual budget.
Gardens and Landscaping
Professional gardeners maintain communal green spaces throughout the year, including irrigation systems, planting, pruning and seasonal landscaping.
Swimming Pools
Community fees generally include:
- Cleaning
- Water treatment
- Lifeguard requirements where applicable
- Repairs to communal pool equipment
Building Insurance
Most communities carry insurance for shared structures and communal liability.
This does not replace your own home insurance, which you’ll still need for your apartment’s interior and contents.
Cleaning and Maintenance
Routine costs often include:
- Stairwell cleaning
- Lift servicing
- Garage maintenance
- Lighting for communal areas
- Waste management
- Pest control
Community Administration
Professional administrators manage:
- Budgets
- Accounts
- Annual General Meetings (AGMs)
- Contractor payments
- Legal compliance
- Owner communications
These services help ensure the community operates smoothly and complies with Spanish property law.
What’s Usually Not Included?
One of the biggest misconceptions among overseas buyers is that community fees cover every property-related expense.
They don’t.
Here are the costs you’ll normally pay separately.
Interior Repairs
Anything inside your property is generally your responsibility, including:
- Plumbing
- Electrical repairs
- Kitchens
- Bathrooms
- Air conditioning
- Appliances
IBI (Property Tax)
Community fees do not include IBI, Spain’s annual municipal property tax.
IBI is paid directly to Marbella Town Hall and is separate from your community charges.
Home Insurance
The community’s building insurance usually protects shared structures—not your personal belongings or interior finishes.
Utilities
Electricity, water, internet and gas are almost always billed separately.
Special Levies (Derramas)
One of the most important concepts for buyers to understand is the derrama.
A derrama is a special one-off contribution that owners pay when the community needs to fund major works that exceed the normal annual budget.
Examples include:
- Replacing lifts
- Roof repairs
- Pool renovations
- Resurfacing private roads
- Upgrading security systems
- Major façade works
These costs are approved by owners during community meetings and are charged in addition to regular community fees. Depending on the scale of the project, they can range from a few hundred euros to several thousand euros per owner. Communities are legally required to maintain a reserve fund, but significant projects may still require additional contributions.
Representative Fee Comparison
While budgets change annually, buyers can generally expect the following positioning within Nueva Andalucía.
| Urbanisation | Typical Position |
|---|---|
| La Cerquilla | Primarily luxury villas with lower communal costs unless located within private gated enclaves |
| Albatross Hill | Higher fees reflecting extensive gardens, multiple pools, gym, spa and 24-hour security |
| Les Belvédères | Mid-to-high fee levels due to security, mature gardens and communal facilities |
| Magna Marbella | Mid-to-high fees reflecting security, golf-front landscaping and multiple communal pools |
Rather than focusing solely on the monthly figure, ask what those fees actually deliver. A community charging €450 per month may represent better value than one charging €220 if it has a healthy reserve fund and consistently maintains premium facilities.
Red Flags to Check Before Buying
Community fees reveal a great deal about the financial health of an urbanisation.
Before exchanging contracts, investigate:
- Outstanding community debts owed by the seller
- Recently approved or proposed derramas
- Low reserve fund balances
- Deferred maintenance
- Frequent disputes between owners
- Significant increases in annual budgets
A suspiciously low community fee isn’t always a bargain—it can sometimes indicate that maintenance has been postponed, increasing the likelihood of larger future expenses.
How to Verify Community Fees Before You Buy
One of the smartest due diligence steps is requesting documentation directly from the community administrator.
Ask for:
- The last two years of AGM minutes
- Recent annual accounts
- Current community budget
- Reserve fund balance
- Confirmation of any approved or proposed special levies
- A certificate confirming the seller is up to date with community fee payments
This paperwork provides valuable insight into the financial health of the community and helps identify potential costs before completion. Under Spanish law, unpaid community debts can attach to the property, making proper due diligence essential.
For a complete overview of the buying process, see our Buying Property in Spain Guide.
Frequently Asked Questions
What is a derrama?
A derrama is an extraordinary contribution charged to property owners when major communal works cannot be covered by the normal annual budget. It is separate from regular community fees.
Are community fees negotiable?
No. Community fees are approved collectively by the owners’ association and are payable by every owner according to their participation coefficient. Individual buyers cannot negotiate a different fee.
Do community fees include IBI?
No. Community fees and IBI are completely separate. Community fees pay for shared services and maintenance, while IBI is an annual municipal property tax paid directly to Marbella Town Hall.
Final Thoughts
Community fees are an essential part of owning property in Nueva Andalucía, but the headline figure only tells part of the story.
A well-managed community with realistic fees, healthy reserves and transparent finances is often a better long-term investment than one with artificially low charges and looming maintenance issues.
Before making an offer, review the community’s financial records carefully, understand exactly what your fees cover and ask whether any major works are planned.
If you’re comparing different urbanisations, our Nueva Andalucía Guide can help you understand how each neighbourhood differs in terms of lifestyle, amenities and long-term ownership costs.
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