New-build market report
Marbella
Covers Marbella, San Pedro De Alcantara.
At a glance
- Homes for sale
- 107
- Median asking price
- €955,000
- Median per m²
- €5,888
- Median size
- 160 m²
- New this month
- 23
- With a pool
- 93%
20 new listings a month on average over 3 months. Total value of the book: €181,406,760.
What the money buys
Half of what we hold here is priced between €682,000 and €1,722,500. The cheapest is €410,000, the dearest €10,900,000.
- €0k–€500k 9
- €500k–€1m 47
- €1m–€1.5m 18
- €1.5m–€2m 11
- €2m–€2.5m 5
- €2.5m–€3m 2
- €3m–€3.5m 1
- €3.5m–€4m 1
- €4m–€4.5m 1
- €4.5m–€5m 4
- €5m–€5.5m 2
- €5.5m+ 6
The book in fifths
| Price range | Homes | Median | Median size | Per m² | Beds | Pool |
|---|---|---|---|---|---|---|
| €410,000–€622,000 | 22 | €515,000 | 98 m² | €5,119 | 2 | 91% |
| €622,000–€854,400 | 21 | €725,000 | 154 m² | €4,821 | 2 | 90% |
| €854,400–€1,242,252 | 21 | €955,000 | 160 m² | €5,750 | 3 | 95% |
| €1,242,252–€2,129,800 | 21 | €1,545,000 | 173 m² | €7,780 | 3 | 95% |
| €2,129,800–€0 | 22 | €4,650,000 | 458 m² | €9,984 | 4 | 91% |
By property type
| property type | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| Apartment | 76 | €812,600 | 149 m² | €5,472 | 95% |
| House | 14 | €1,297,500 | 235 m² | €5,640 | 86% |
| Villa | 17 | €4,800,000 | 461 m² | €9,892 | 88% |
Groups with too few listings to describe honestly are left out rather than shown with a caveat.
By bedrooms
| bedrooms | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| 2 bedrooms | 31 | €620,000 | 113 m² | €5,407 | 94% |
| 3 bedrooms | 38 | €890,000 | 158 m² | €5,395 | 95% |
Groups with too few listings to describe honestly are left out rather than shown with a caveat.
Does a sea view cost more here?
37% of these listings record a view, which is enough to ask the question.
| View | Homes | Median | Median size | Per m² |
|---|---|---|---|---|
| Sea view recorded | 24 | €848,000 | 152 m² | €6,017 |
| No view recorded | 52 | €800,250 | 142 m² | €5,418 |
"No view recorded" is missing information, not a confirmed absence. Compare the per-m² column rather than the headline price — sea-view homes are usually larger too.
Where it sits on the coast
Every place we market, by median asking price per square metre.
- Mar Menor €3,814 215 homes · 88 m²
- Guardamar & Rojales €4,041 164 homes · 90 m²
- Torrevieja & Orihuela Costa €4,123 182 homes · 81 m²
- Pilar de la Horadada €4,292 97 homes · 90 m²
- Denia & Javea €4,493 91 homes · 157 m²
- Benidorm & Finestrat €4,641 150 homes · 123 m²
- Estepona €4,870 291 homes · 135 m²
- Mijas €4,959 193 homes · 110 m²
- Calpe & Moraira €5,043 116 homes · 310 m²
- Fuengirola €5,158 98 homes · 123 m²
- Marbella €5,888 107 homes · 160 m²
Per square metre, not headline price — the places with the largest homes would otherwise look dearest simply for selling more house.
What it costs to buy
Modelled on a 3-bedroom apartment at €955,000 — the median asking price here.
| Asking price | €955,000 |
|---|---|
| IVA (10% on new build) | €95,500 |
| AJD (stamp duty, 1.2%) | €11,460 |
| Lawyer | €11,556 |
| Notary | €1,200 |
| Land registry | €900 |
| Total to complete | €1,075,616 |
- Taxes and fees
- €120,616
- As a share of price
- 12.6%
- Cash needed at 70% LTV
- €407,116
- Monthly mortgage
- €3,347
Choosing new build over an equivalent resale costs €40,110 more in tax here: €120,616 against €80,506. Banks lend against the price, never the taxes, so the taxes are cash.
What it costs to hold
| IBI (council tax) | €450 |
|---|---|
| Community fees | €480 |
| Insurance | €200 |
| Utilities | €1,680 |
| Maintenance | €300 |
| Per year | €3,110 |
| Per month | €259 |
A private pool instead of a communal one takes the yearly figure to €4,310.
What it might earn
| Letting pattern | Gross | Gross yield | After costs | True yield |
|---|---|---|---|---|
| High + shoulder (~120 days) | €22,500 | 2.4% | €7,994 | 0.7% |
| Full year (~200 days) | €34,600 | 3.6% | €14,173 | 1.3% |
"True yield" is income after letting expenses and running costs, measured against everything you actually spent to complete (€1,075,616) — not against the asking price. It is the number that decides whether the home pays for itself.
How this was worked out
What we assumed
- Costs modelled on a 3-bedroom apartment at €955,000, the median asking price here.
- New build: IVA 10% plus AJD 1.2% in Andalusia (Costa del Sol / Costa de Almería).
- Mortgage at 70% loan-to-value, 3.5% over 25 years — typical non-resident terms. Banks lend against the price, never the taxes.
- Rental modelled on nightly rates by property type and season, treating this as popular (coastal, near amenities). A specific home will beat or miss it.
- Running costs are conservative mid-range estimates; community fees vary widely between developments.
What this does not tell you
- Asking prices, not recorded sale prices. Completed sales typically land below.
- New build only. Says nothing about the resale market, which is larger and taxed differently.
- "New this month" counts listings entering our feed, which is not days on market.
- Rental income is modelled from nightly rates by property type and season. It does not vary by town, so it reflects what a home of this size and kind earns on this coast, not local demand here specifically.
Figures come from our own listings, read on 2026-08-20, and the money is calculated by the same module behind the site's calculators — so a report and a calculator cannot disagree. Regenerated monthly.
See the homes behind these numbers
Every figure above comes from 107 homes we can show you.
New build in Marbella