Romania has quietly emerged as one of the most significant sources of foreign property investment in Spain. According to figures from the third quarter of 2024, Romanians represent more than 5% of all foreign property buyers in Spain — placing them firmly within the top ten purchasing nationalities. For those active in the Costa del Sol market, understanding who these buyers are, what drives them, and how they approach a transaction is increasingly essential.
To explore this in depth, Franke & de la Fuente spoke with Sorin Mailat of Strand Properties — a real estate professional with 17 years of experience on the Costa del Sol and deep knowledge of the Romanian buyer profile.
A Growing Economy Driving International Ambition
Romania’s rise as a buyer market is no coincidence. The country has recorded sustained GDP growth above the EU average, particularly in its major urban centres — Bucharest, Cluj-Napoca, Timișoara, and Brașov. As Mailat explains:
“we have a robust growth for the past 10 years, and that has fueled and sparked the interest of buyers searching for top elite destinations”
— Sorin Mailat, Strand Properties
Marbella, in particular, has benefited. The town has established itself as one of the world’s premier resort cities, and Romanian high-net-worth individuals are increasingly drawn to it — not just for the lifestyle it offers, but for the investment potential it represents.
Investment Logic: Yield Over Sentiment
Romanian buyers on the Costa del Sol are not primarily lifestyle purchasers. While climate, safety, and cultural affinity with Spain all play a role, return on investment is a central driver. Most Romanian buyers target newly built apartments rather than villas, and they favour locations with strong rental appeal:
“they would favor always proximity to the beach, proximity to amenities, because in that sense the property will be appealing for renting it out”
— Sorin Mailat, Strand Properties
The typical usage model is straightforward: occupy the property for a few weeks per year, and lease it the remainder of the time. This rental-first mindset shapes every aspect of the buying decision, from location to property type to budget.
In terms of preference for new builds versus resales, Mailat estimates that roughly 70% of Romanian buyers in Spain opt for newly built properties. Part of the explanation lies in the tax structure: in Romania, purchases above €120,000 are subject to a 19% VAT rate. In Spain, the equivalent is a flat 10%, regardless of the property’s value — a meaningful saving that reinforces the appeal of new developments.
Cautious, Informed, and Deliberate
Agents and legal professionals working with Romanian clients should be prepared for a structured, research-driven process. These are not impulsive buyers:
“Romanians would approach the market cautiously, with a certain thoroughness when it comes to knowing the actual market”
— Sorin Mailat, Strand Properties
Many will have studied the market independently before engaging an agent — consulting family networks and contacts already based in Spain. Earning their trust takes time. However, Mailat is clear on what ultimately secures a successful transaction: professional advice from experienced, credible advisors.
“seek that advice and to trust professional advice such as property consultants that have experience and the legal side of business, lawyers, local lawyers above all”
— Sorin Mailat, Strand Properties
This is not simply a recommendation for Romanian buyers — it reflects a well-founded caution shaped by historical experience. Romania’s economic instability in the post-communist period left many wary of financial systems and property transactions. That wariness translates into diligence, and diligence, handled well, translates into a reliable and committed buyer.
Urbanistic Issues: A Familiar Complexity
One area where Romanian buyers may actually find the Spanish market less daunting than buyers from other countries is the question of urbanistic irregularities. These arise periodically in Marbella and across Andalucía, and can deter buyers unfamiliar with such complications. For Romanians, the context is different:
“Romanians are accustomed with such urbanistic issues due to the fact that in the communist era their properties or land were expropriated. Hence, it’s not new to them.”
— Sorin Mailat, Strand Properties
Where a Swedish, German, or American buyer might see a legal obstacle as a dealbreaker, a Romanian buyer — properly informed — is more likely to treat it as a manageable variable. This cultural familiarity with property complexity can make for a smoother legal process, provided the buyer’s legal advisors explain the situation clearly and thoroughly.
Financing: A Narrower Path
Mortgage financing presents a particular challenge for Romanian buyers whose income or dividends are not denominated in euros. Mailat notes that only two banks in Spain currently extend mortgage products to this group. Despite this constraint, the demand for financing remains high — approximately 80% of Romanian buyers seek mortgage support for their purchase.
The Spanish legal framework does, however, offer meaningful protections that compare favourably to the Romanian system. New developments in Spain are covered by a póliza de afianzamiento (developer insurance) and backed by avales bancarios (bank guarantees), which protect 100% of staged payments made to developers. In Romania, buyers have historically faced greater risk in off-plan purchases.
“there is their safety when it comes to the purchasing process”
— Sorin Mailat, Strand Properties
Understanding and explaining these protections is often an important part of building confidence with Romanian clients.
The Outlook: A Market With Momentum
Looking ahead, Mailat anticipates continued — and deepening — engagement from Romanian buyers on the Costa del Sol. Romanian developers with capital and construction expertise are beginning to look at the Marbella market. And Marbella itself continues to consolidate its international standing:
“Marbella is a safe environment above all. It has emerged as one of the leading city resorts worldwide”
— Sorin Mailat, Strand Properties
For professionals working in this market — whether agents, developers, or legal advisors — the profile of the Romanian buyer is worth understanding well. As Mailat summarises:
“Romanians are not impulsive buyers versus other nationals, that they are thrifty. They would always look to secure a good deal.”
— Sorin Mailat, Strand Properties
That combination of financial discipline, investment focus, and increasing purchasing power makes the Romanian buyer one of the more compelling — and underestimated — segments in the Costa del Sol property market today.
This article is part of Franke & de la Fuente’s Country Files series, in which we examine the buying behaviour, legal considerations, and market dynamics relevant to international buyers of property on the Costa del Sol.
