Welcome to the Marbella property market report, our quarterly analysis of residential transactions, pricing, buyer demographics, new build against resale, supply and rental performance across Marbella. Every figure is drawn from official Spanish registry and notarial data, then read through what we see daily as an agency working in this market.

Q1 2026 edition. The figures below cover the first quarter of 2026, published by JUST Real Estate. This page always carries the current edition of the Marbella property market report. Every previous quarter is archived below.

Q1 2026: A More Selective Market, Not a Weaker One

Marbella recorded 842 residential transactions in the first quarter of 2026, a decline of 30.1 per cent against Q4 2025 and 27.4 per cent against the same quarter a year earlier. Across the wider Golden Triangle, 1,566 transactions were registered, down from 2,446 in Q4 2025 and 2,243 in Q1 2025.

Those are large numbers and they deserve an honest reading. The decline follows two exceptionally strong years that benefited from falling interest rates, substantial international demand and post pandemic relocation. Rather than a collapse in demand, Q1 2026 looks like a normalisation of volumes after a period of unusually elevated activity.

Marbella remained the largest market of the three, accounting for 53.8 per cent of all Golden Triangle transactions, ahead of Estepona on 598 and Benahavís on 126.

Prices in the Marbella Property Market Report

Transaction volumes fell. Prices did not. This part of the Marbella property market report draws on the latest municipality wide Notariado statistics, which put the average Marbella residential transaction at €769,218, an average sale price of €4,582 per square metre, and an average property size of 168 square metres. Residential values rose 7.68 per cent over the latest reporting period.

Marbella’s prime market operates at a different level again. Within postcode 29602, which covers much of the Golden Mile and the surrounding prime neighbourhoods, the average transaction reached €984,119 at €5,308 per square metre.

For national context, the average price of residential property in Spain reached a record €2,429 per square metre in Q1 2026 according to Registradores de España, up 8.9 per cent annually, supported by more than eleven consecutive years of growth. Málaga province averaged €2,908 per square metre with annual growth of 13.1 per cent. Marbella sits well above both.

Supply Is Still the Constraint

Prime areas including the Golden Mile, Sierra Blanca, Nueva Andalucía and Los Monteros remain largely built out, leaving limited room for significant new residential development.

Licensing timeframes have not improved meaningfully, so a number of major luxury developments and branded residences remain under construction with few completions during the quarter.

With demand resilient and quality stock limited across both resale and new build, constrained supply continues to be one of the principal factors supporting values.

New Build Against Resale

Of the 842 transactions registered in Marbella during Q1 2026, 82 were new build and 760 were resale, giving resale a 90.3 per cent share against 9.7 per cent for new build.

That looks like a sharp swing from Q4 2025, when new build reached 20.0 per cent. It was not a structural change. Several developments reached handover simultaneously at the end of 2025, and once those completed the market reverted to its usual composition.

Demand for quality new build remains strong. Modern design, energy efficiency and turnkey specification continue to attract international buyers, but the supply of completed units is limited, so new build continues to command a pricing premium.

Who Is Buying

Foreign buyers accounted for 60.9 per cent of Marbella purchases in Q1 2026, against 39.1 per cent for Spanish buyers. That international weighting is what insulates this market from domestic credit conditions.

The median buyer was 51 years old and 87.5 per cent of purchases were completed by private individuals rather than companies.

For contrast, neighbouring Benahavís runs at 84.1 per cent foreign buyers, one of the most internationally focused housing markets in Spain, with the United Kingdom the largest overseas group.

Financing and Interest Rates

After driving activity through 2025, lower interest rates are no longer the primary engine of demand. Much of the benefit from the European Central Bank easing cycle has been absorbed. During Q1 2026 the Euribor rose from around 2.2 per cent at the start of March to roughly 2.8 per cent by month end, as markets reacted to renewed inflation, which accelerated from 2.3 to 3.3 per cent.

Nationally, mortgage lending continued to expand, with 133,618 residential mortgages registered in Q1 2026 and fixed rate products accounting for 67.1 per cent of new lending. Data from Instituto Nacional de Estadística and Consejo General del Notariado underpins these figures.

Financing matters less in Marbella’s prime and luxury segments than in most residential markets. Cash buyers continue to dominate higher value transactions, which limits the direct effect of rate movements on demand at the top end.

Rental Market and Yields

The rental section of the Marbella property market report is consistently the most read. The market across the Golden Triangle is defined by one thing: demand exceeds the supply of quality long term accommodation. That imbalance has pushed rents to record levels, with short vacancy periods and strong competition for well presented homes.

Marbella commands the highest rental values of the three. Official contract data for 2024 from the Ministry of Housing recorded a median rent of approximately €9.6 per square metre, while current asking rents sit at around €20.6 per square metre. With stock this limited, well priced properties are achieving rents at or very close to asking levels.

What This Means If You Are Buying or Selling

If you are buying

Read the Marbella property market report with this in mind. Fewer competing buyers and more measured decision making is a better environment than the frantic conditions of 2024 and 2025. What has not eased is scarcity in the best locations. With resale at 90.3 per cent of transactions, most of what you consider will be existing stock, so condition, orientation and precise location will drive value far more than any municipality wide average.

If you are selling

Volumes are down but pricing is holding, and international demand is intact. Correctly priced property in a good location still transacts. Ambitiously priced property now sits visibly, and in a lower volume quarter that is more obvious to buyers than it was a year ago.

If you would like your own property assessed against the figures in this Marbella property market report, we can prepare that using the same registry data. Our selling service explains the process.

Marbella Micro Markets

Marbella is not one market, and the municipality wide averages in any Marbella property market report hide very different dynamics between urbanisations that sit minutes apart.

The Golden Mile is defined by frontline scarcity, with effectively no capacity for new supply. Nueva Andalucía offers more depth of stock and a broader price range, making it one of the more liquid parts of the market. Sierra Blanca and Nagüeles hold elevated positions with sea views and tightly constrained supply. Los Monteros has drawn renewed attention in the east, and La Quinta combines golf and views with a more active pipeline.

How Marbella Compares Within the Golden Triangle

Although this is the Marbella property market report, Marbella is best understood next to its neighbours, because buyers routinely shortlist across all three municipalities before deciding. The three behave quite differently.

Estepona

Estepona registered 598 transactions in Q1 2026 and remains the expansion engine of the region, driven by land availability and a development led pipeline. Our research identified approximately 2,770 apartments across around 50 active developments, with roughly 70 per cent already sold, leaving fewer than 850 homes publicly available. At approximately 100 completed new build transactions per quarter, that represents only four to five quarters of stock. Unless planning approvals accelerate, Estepona is likely to remain structurally undersupplied.

Benahavís

Benahavís recorded 126 transactions, reflecting a small housing stock and a highly selective market. New build represented just 3.2 per cent of activity, with only four completions in the quarter. Registry data shows average new build prices around €1.29 million, or €5,700 per square metre, against €930,000 and €4,300 per square metre for resale. The median buyer was 51 years old and 24.5 per cent of purchases were made by companies, the highest corporate share in the Golden Triangle.

The practical implication for a buyer is straightforward. If new build choice matters most, Estepona offers materially more of it. If absolute prime and privacy matter most, Benahavís concentrates it. Marbella offers the deepest and most liquid market of the three, which matters when you eventually come to sell.

Outlook for the Rest of 2026

Three things are worth watching through the remainder of the year, and each will shape the next edition of the Marbella property market report.

The first is whether transaction volumes stabilise at this lower level or continue to soften. A single quarter is not a trend, and Q1 is seasonally the weakest quarter in this market. We would want to see Q2 before drawing conclusions about direction.

The second is the interest rate path. The Euribor rose during the quarter and inflation accelerated, which removes some of the tailwind that supported 2025. Because so much of Marbella’s prime activity is cash funded, the effect here is more muted than in most Spanish markets, but it will influence the mid market.

The third is supply. Licensing timeframes remain the binding constraint, and until completions accelerate the scarcity that has supported pricing through this cycle will persist. On current evidence that is unlikely to change quickly.

What the data does not support is a narrative of decline. Fewer transactions at higher values, with international demand intact and supply constrained, describes a market normalising rather than weakening.

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