New-build market report
Mar Menor
Covers Los Alcazares, San Javier, San Pedro del Pinatar, Torre Pacheco, La Manga del Mar Menor, La Manga Club.
At a glance
- Homes for sale
- 215
- Median asking price
- €350,000
- Median per m²
- €3,814
- Median size
- 88 m²
- New this month
- 35
- With a pool
- 97%
31 new listings a month on average over 3 months. Total value of the book: €89,056,591.
What the money buys
Half of what we hold here is priced between €279,000 and €457,000. The cheapest is €112,000, the dearest €2,126,000.
- €0k–€100k 0
- €100k–€200k 6
- €200k–€300k 70
- €300k–€400k 58
- €400k–€500k 40
- €500k–€600k 12
- €600k–€700k 13
- €700k–€800k 6
- €800k+ 10
The book in fifths
| Price range | Homes | Median | Median size | Per m² | Beds | Pool |
|---|---|---|---|---|---|---|
| €112,000–€272,000 | 43 | €244,900 | 76 m² | €3,250 | 2 | 98% |
| €272,000–€317,100 | 43 | €289,000 | 77 m² | €3,707 | 2 | 95% |
| €317,100–€390,000 | 41 | €347,900 | 93 m² | €3,808 | 3 | 98% |
| €390,000–€495,980 | 45 | €429,900 | 105 m² | €4,167 | 3 | 96% |
| €495,980–€0 | 43 | €659,000 | 140 m² | €5,043 | 3 | 100% |
By property type
| property type | Homes | Median | Median size | Per m² | Pool |
|---|---|---|---|---|---|
| Apartment | 101 | €309,000 | 83 m² | €3,798 | 100% |
| House | 47 | €304,000 | 84 m² | €3,707 | 91% |
| Villa | 67 | €499,900 | 120 m² | €4,045 | 97% |
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 |
|---|---|---|---|---|---|
| 1 bedroom | 10 | €210,950 | 60 m² | €3,518 | 100% |
| 2 bedrooms | 49 | €291,000 | 73 m² | €3,929 | 100% |
| 3 bedrooms | 39 | €369,000 | 99 m² | €3,782 | 100% |
Groups with too few listings to describe honestly are left out rather than shown with a caveat.
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 2-bedroom apartment at €350,000 — the median asking price here.
| Asking price | €350,000 |
|---|---|
| IVA (10% on new build) | €35,000 |
| AJD (stamp duty, 1.5%) | €5,250 |
| Lawyer | €4,235 |
| Notary | €975 |
| Land registry | €622 |
| Total to complete | €396,082 |
- Taxes and fees
- €46,082
- As a share of price
- 13.2%
- Cash needed at 70% LTV
- €151,082
- Monthly mortgage
- €1,227
Choosing new build over an equivalent resale costs €12,250 more in tax here: €46,082 against €33,832. Banks lend against the price, never the taxes, so the taxes are cash.
What it costs to hold
| IBI (council tax) | €400 |
|---|---|
| Community fees | €480 |
| Insurance | €200 |
| Utilities | €1,440 |
| Maintenance | €300 |
| Per year | €2,820 |
| Per month | €235 |
A private pool instead of a communal one takes the yearly figure to €4,020.
What it might earn
| Letting pattern | Gross | Gross yield | After costs | True yield |
|---|---|---|---|---|
| High + shoulder (~120 days) | €17,400 | 5% | €5,880 | 1.5% |
| Full year (~200 days) | €26,800 | 7.7% | €10,741 | 2.7% |
"True yield" is income after letting expenses and running costs, measured against everything you actually spent to complete (€396,082) — 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 2-bedroom apartment at €350,000, the median asking price here.
- New build: IVA 10% plus AJD 1.5% in Murcia (Costa Cálida).
- 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.
- Too few listings record a view to test a sea-view premium, so none is claimed.
- 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 215 homes we can show you.
New build in Mar Menor