Corales Real Estate
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FRENES
Aerial view of a golf course lined with palm trees and water features

Our destinations

Corales does not cover the whole of Spain: we work on a deliberately limited set of areas, documented one by one. Two territories, two ways of working — and one difference you should know before going any further: on mainland Spain, we only offer new builds.

Two territories

Two territories, two ways of working

Our method does not change from one territory to the other. What changes is the nature of the offer: in Tenerife we sell resale as well as new build, on the mainland new build only. That is not a catalogue detail. It determines what you buy, what you pay and what is guaranteed.

The La Caleta coastline in the sunshine, south-west Tenerife
Canary Islands

Tenerife

Our historic heartland. We know the south of the island house by house: which residences are well managed, whose charges are drifting, which neighbourhoods live year-round and which go quiet off season. That kind of knowledge only comes with time, and it is what allows us to sell resale property with confidence.

  • What we offerResale and new build. Resale apartments and villas, existing residences, developers’ schemes: we visit, we check the service charges and the minutes of the owners’ meeting, then we present.
  • Documented areas16 neighbourhoods in the south of the island, documented one by one
  • From LuxembourgNon-stop Luxembourg–Tenerife South ≈ 4 h 30 · 1 hour behind
  • Purchase taxationIGIC 7% + AJD 1% · ITP 6,5 % — no VAT in the Canaries: IGIC applies instead

400 properties online today

Explore TenerifeBrowse properties
New build only
  • Costa del Sol21 documented areas
  • Costa Blanca20 documented areas
  • Costa Cálida10 documented areas
Peninsular Spain

Mainland Spain

The extension of our coverage, from Sotogrande to the Mar Menor. Half the flight time of the Canaries and no time difference: a weekend trip remains realistic. The trade-off is distinct seasons — winters there are markedly cooler than in Tenerife.

  • What we offerNew build only. Selected developers’ schemes, bought off plan or ready to move into. We present no resale property on the mainland.
  • Documented areas51 areas across three coasts, mapped and detailed
  • From LuxembourgNon-stop Málaga ≈ 2 h 45 and Alicante ≈ 2 h 05 · same time zone as Luxembourg
  • Purchase taxationVAT 10% in all three regions, AJD set by the autonomous community

52 properties online

Explore mainland SpainBrowse the areas
The new-build choice

Why we only offer new build on the mainland

Selected developers, not listings

We work scheme by scheme, directly with the developer: we check the planning permission, the real state of the works, previous deliveries and the financial standing of the company. A resale property, by contrast, reaches us through a chain of intermediaries we cannot control from Luxembourg.

Statutory guarantees attached to the property

Spanish building law covers new construction: ten years for defects affecting the structure, three years for defects that make the home unfit to live in (water tightness, installations), and one year for finishes. These guarantees follow the home and also benefit a second buyer. On resale property they lapsed long ago.

A payment schedule known in advance

Buying off plan is staged: reservation, private contract, instalments during construction, balance before the notary on completion. You know from the outset what you pay and when. Sums paid before delivery must also be covered by a bank guarantee or an insurance policy — a legal obligation in Spain, and we check it is in place before any payment is made.

No inherited work from the building’s past

No wiring to redo, no roof at the end of its life, no works voted through at a meeting six months before the sale. The owners’ association is created on delivery, without arrears or an inherited special levy, and without an ongoing dispute to discover at the notary’s office. First-year charges remain the developer’s estimate, we say that too.

Taxation that is simple to cost

On new build, VAT at 10% applies everywhere on the mainland, plus the stamp duty set by each autonomous community. No reference-value gap to argue over with the tax office, no reassessment on a price deemed undervalued: the overall budget can be calculated at the very first meeting.

The new-build residences of Sierra Cortina above the bay of Benidorm, Costa Blanca
The golf villas of Torre-Pacheco facing the Mar Menor plain, Costa Cálida
The Estepona seafront with the Sierra Bermeja behind it, Costa del Sol
The coves and golf courses of Orihuela Costa seen from Cabo Roig, Costa Blanca
The white village of Benahavís above its gorge, inland from Marbella
The new-build choice

Why we only offer new build on the mainland

The new-build residences of Sierra Cortina above the bay of Benidorm, Costa Blanca
01

Selected developers, not listings

We work scheme by scheme, directly with the developer: we check the planning permission, the real state of the works, previous deliveries and the financial standing of the company. A resale property, by contrast, reaches us through a chain of intermediaries we cannot control from Luxembourg.

The golf villas of Torre-Pacheco facing the Mar Menor plain, Costa Cálida
02

Statutory guarantees attached to the property

Spanish building law covers new construction: ten years for defects affecting the structure, three years for defects that make the home unfit to live in (water tightness, installations), and one year for finishes. These guarantees follow the home and also benefit a second buyer. On resale property they lapsed long ago.

The Estepona seafront with the Sierra Bermeja behind it, Costa del Sol
03

A payment schedule known in advance

Buying off plan is staged: reservation, private contract, instalments during construction, balance before the notary on completion. You know from the outset what you pay and when. Sums paid before delivery must also be covered by a bank guarantee or an insurance policy — a legal obligation in Spain, and we check it is in place before any payment is made.

The coves and golf courses of Orihuela Costa seen from Cabo Roig, Costa Blanca
04

No inherited work from the building’s past

No wiring to redo, no roof at the end of its life, no works voted through at a meeting six months before the sale. The owners’ association is created on delivery, without arrears or an inherited special levy, and without an ongoing dispute to discover at the notary’s office. First-year charges remain the developer’s estimate, we say that too.

The white village of Benahavís above its gorge, inland from Marbella
05

Taxation that is simple to cost

On new build, VAT at 10% applies everywhere on the mainland, plus the stamp duty set by each autonomous community. No reference-value gap to argue over with the tax office, no reassessment on a price deemed undervalued: the overall budget can be calculated at the very first meeting.

This is not a constraint we put up with, it is a decision. Selling resale property means knowing a building, its owners’ association and its street from the inside — which we do in Tenerife and will not do for a long time across fifteen hundred kilometres of coast. New build, by contrast, rests on things that can be verified at a distance and enforced: a planning permission, a developer, a contract, statutory guarantees.

In all candour, new build has its trade-offs: you buy from plans and a model, completion dates regularly slip by a few months, and the view promised from a third floor is only confirmed when the keys are handed over. We would rather set out those three things before the reservation than after.

Our coverage

The areas we work in

Each area has its profile: atmosphere, market, price benchmarks and what you should know before buying. The counts below are of profiles actually published, not of an announced perimeter.

Tenerife · Canary Islands

Tenerife

16 documented areas

Our historic heartland: the south of the island, known house by house.

  • What we offerResale and new build
  • From LuxembourgNon-stop Luxembourg–Tenerife South ≈ 4 h 30 · 1 hour behind
  • Purchase taxationIGIC 7% + AJD 1% · Canarias
See the areasTenerife page
Mainland Spain — Málaga · Andalusia

Costa del Sol

21 documented areas

From Málaga to Sotogrande and out to the Axarquía: Andalusian sun within an hour of the airport.

  • What we offerNew build only
  • From LuxembourgNon-stop Luxembourg–Málaga ≈ 2 h 45 · same time zone
  • Purchase taxationVAT 10% + AJD 1.2% · Andalucía
See the areasMainland page
Mainland Spain — Alicante · Valencian Community

Costa Blanca

20 documented areas

From Dénia to Orihuela Costa, with Alicante’s fast-developing outskirts.

  • What we offerNew build only
  • From LuxembourgNon-stop Luxembourg–Alicante ≈ 2 h 05 · same time zone
  • Purchase taxationVAT 10% + AJD 1.5% · Comunidad Valenciana
See the areasMainland page
Mainland Spain — Region of Murcia

Costa Cálida

10 documented areas

The Mar Menor and the unspoilt south-east, at Spain’s gentlest prices.

  • What we offerNew build only
  • From LuxembourgVia Alicante ≈ 2 h 05 flight, then 1 h by road · same time zone
  • Purchase taxationVAT 10% + AJD 2% · Región de Murcia
See the areasMainland page
Tax

New-build taxation, region by region

On the mainland only new build concerns us, so it is VAT and not transfer tax that applies. In the Canaries VAT does not exist — IGIC replaces it, at a lower rate.

RegionAutonomous communityNew-build taxationCorales offer
TenerifeCanariasIGIC 7% + AJD 1%Resale and new build
Costa del SolAndalucíaVAT 10% + AJD 1.2%New build only
Costa BlancaComunidad ValencianaVAT 10% + AJD 1.5%New build only
Costa CálidaRegión de MurciaVAT 10% + AJD 2%New build only
Total acquisition costs≈ 10 to 12% of the price in all four regions, including notary, land registry and independent lawyer.

IGIC is specific to the Canary Islands: it does not exist on the mainland, and no Canarian rate applies to a mainland purchase. In Tenerife, where we also offer resale property, transfers fall under ITP at 6.5%. Rates in force in 2026; Corales prepares your overall budget, costs included, before any offer.

Where things stand

Where the selection stands

We may as well say it before you notice: the two territories are not at the same stage.

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Documented areas, all regions
0
Documented areas on the mainland
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Tenerife properties online

The mainland groundwork is done: the areas are documented and mapped, coast by coast, with their price benchmarks and their points of caution. The selection of new-build schemes is under way — and to date, no mainland property is published on this site. We do not display stock we do not have.

In practice, on the mainland the selection is made on request: you give us your brief (area, budget, use, horizon), we canvass developers across the three coasts, and we come back with real schemes, verified and costed including fees. It takes longer to produce than an automated list, and it is considerably more useful. In Tenerife, the catalogue is online and can be browsed straight away.

  • Mainland areas documented and mapped, profile by profile.
  • No mainland property published to date: the selection of new-build schemes is made on request.
  • Tenerife catalogue online, searchable and filterable right now.
Request a selectionBrowse the Tenerife catalogue
Frequently asked questions

Your questions about our destinations

Because selling resale property requires an intimate knowledge of the building, its owners’ association and its street — the knowledge we have in southern Tenerife after years on the ground, and that nobody can seriously claim to have from one end of three coasts to the other. New build, by contrast, rests on things that can be verified and enforced: a planning permission, a developer whose past deliveries can be examined, a contract, statutory guarantees and a written payment schedule. We prefer a narrower perimeter held perfectly to a wide catalogue we could not defend. The day our knowledge of a mainland area matches Tenerife, the question will come up again — not before.

The question is settled on use, not on infatuation. Tenerife offers a winter between 20 and 25 degrees and an island that lives all year, at the cost of roughly a 4 h 30 flight and one hour’s time difference; it is also the only one of the two territories where we can offer resale property, and therefore character, established locations and immediate availability. The mainland puts Málaga 2 h 45 and Alicante 2 h 05 from Findel, on the same clock as Luxembourg, which makes weekend trips realistic — but winters are cooler, some areas empty out off season, and you will be buying new build, hence with a delivery lead time. If you plan to come four to six times a year, the mainland often wins. For a long winter stay or for moving in quickly, Tenerife still leads.

Spanish building law sets out three levels of guarantee on a new home, running from completion of the works: ten years for defects affecting the structure and stability of the building, three years for defects in construction elements or installations that make the home unfit to live in (leaks, water tightness, heating, plumbing), and one year for defects in the finishes. These guarantees attach to the home, not to the first buyer: they also benefit whoever buys it on during the covered period. The developer must in addition carry liability insurance. We systematically verify that these covers exist before presenting you a scheme.

Buying off plan unfolds in four stages. First a reservation, which takes the unit off the market. Then a private sale contract, signed with a first payment, fixing the price, the floor areas, the technical specification and the expected delivery date. Then instalments during construction, whose rhythm varies from one developer to the next — we hand you the costed schedule before any signature. Finally the balance, paid before the notary on the day of the escritura, when the keys are handed over. VAT is added to each payment. One essential point: in Spain, all sums paid before delivery must be guaranteed by a bank bond or an insurance policy, refundable if the property is not delivered; we require proof of that guarantee before you pay a single euro.

The Canary Islands are outside the European Union VAT regime: they apply IGIC, a local tax. On a new home in Tenerife that means IGIC at 7% plus stamp duty (AJD) at 1%. On the mainland, VAT at 10% applies everywhere, plus stamp duty set by each autonomous community: 1.2% in Andalusia, 1.5% in the Valencian Community as in the Region of Murcia. Adding notary, land registry and independent lawyer, allow around 10 to 12% of the price in acquisition costs, whichever region you choose. One clarification that prevents many budgeting errors: IGIC does not exist on the mainland, and a Canarian rate applied to a purchase in Marbella or Alicante would produce a costing that is wrong by several thousand euros.
Littoral espagnol au coucher du soleil

Still hesitating between the two?

Tell us how often you plan to come, for how long and with what overall budget: we reply with a reasoned recommendation of territory, then with a real selection — not necessarily the one you had in mind.

Request a selectionSee all the areas