The scale of the commitment is the part worth reading slowly. This is not a maintenance contract with a fresh coat of paint. The Estepona port concession puts a thirty year operating right, a ten million euro remodelling and a protected berth mix up for competition in a single document. It is a thirty year operating right over all 447 berths, tied to guarantees, annual fees and a remodelling programme the winner must fund from private capital, in a town whose centre has been rebuilt around the expectation that its waterfront will finally match it.

The thirty year Estepona port concession tender

The concession on offer runs for thirty years, extendable to thirty five if the operator commits an additional million euros a year over the extension, and the Estepona port concession documents put every deadline in writing. The minimum investment attached to the base term is €10 million, and a detail in the tender documents makes that figure more than decorative: the initial investment must be executed within the first four years. A port remodelling programme with a clock on it is a different object from one without.

Entry is deliberately expensive. Bidders post a provisional guarantee of €200,000 simply to take part, and the winner replaces it with a definitive guarantee of five per cent of the works budget, which the ports agency can raise to ten per cent.

Annual payments are set at €561,533 in occupancy fees plus €163,844 in usage charges on the 2026 reference, and the scoring also rewards bidders for economic improvements offered beyond the minimums, valued at up to 35 points. The Estepona port concession is scoring those offers publicly, and together the numbers are designed to filter out exactly the kind of undercapitalised bidder that turns port concessions into decade long disputes. That is the filter working as designed.

What the Estepona port concession requires

The tender protects the character of the marina rather than inviting its reinvention. All 447 berths stay in place for vessels of between six and thirty five metres, and at least 140 of them must be guaranteed for boats of up to ten metres, with fuel services and crew amenities maintained alongside. The winning bid must include a Basic Project of no more than 300 pages setting out how the dock areas will be remodelled, which is a document about doing the place better rather than doing it differently.

Just as important is what the Estepona port concession forbids. The winner cannot increase buildable area, roof surface, terraces or building height, and cannot extend the port’s footprint over the water. The Estepona port concession is being modernised within its own lines, which tells any buyer reading the tender exactly how disruptive the coming years are and are not going to be.

The landlord model behind the deal

The structure is the landlord model the Junta now applies across its ports, and it is worth understanding because it explains where the money actually comes from. The public administration keeps ownership of the land and the seabed, so the port itself never leaves public hands. What the concessionaire buys is the right to operate and invest for the term, carrying the investment risk and collecting the commercial return.

For the Estepona port concession that means the €10 million minimum is private capital from the first euro, not public spending, with the guarantees standing behind it as proof the commitment is real. The Junta collects the occupancy and usage fees for thirty years and keeps the asset at the end. Anyone sceptical of investment headlines attached to Spanish infrastructure, and this coast has earned that scepticism, should note that the guarantee structure exists precisely so an operator cannot win and quietly fail to build.

Four hundred and forty seven berths, protected

The berth mix reads like a market position statement. The 447 moorings run from six metre dinghies to thirty five metre motor yachts, with the largest single group at up to eight metres, and the tender obliges the winner to keep at least 140 of them available for boats of up to ten metres even if some are replaced by a dry marina with equivalent services. The Estepona port concession is telling the marina to stay what it is, a harbour for families, sailing boats and mid sized cruisers, rather than chase the superyacht trade its neighbours compete over.

That continuity is the quiet good news for berth holders and the businesses that serve them, because the Estepona port concession protects it in writing rather than leaving it to goodwill. A guaranteed base for smaller craft keeps the sailing schools, the chandlers and the families who actually use the port through the year, while the remodelling improves the surroundings they share. The alternative, a marina repositioned wholesale upmarket, would have priced out the very traffic that keeps the quayside alive between seasons.

What it means around the port and the old town

The Estepona port concession lands at one end of a town centre that has spent a decade rebuilding itself street by street, from the murals to the boulevard to the restored squares, and the port is the last large piece of that frontage still waiting for its turn. A remodelled harbour with better pedestrian space, sorted drainage and cleaner services connects to the old town rather than sitting beside it, and the streets between the two are where the Estepona port concession shows up first in how the area feels, and later in what it costs.

The measured way to follow it is through the deeds. Estepona achieved €3,437 per square metre on registered transactions over the latest rolling twelve months, and the quarter by quarter detail sits in the Estepona market report, with the province wide picture in our Málaga Q2 report.

Owners and buyers in the streets between the port and the old town can see the current stock on the Estepona property page, read how the centre has already changed in our piece on the boulevard project, and ask us which streets the concession genuinely touches. Sellers can start from the valuation calculator and our seller service, and buyers still shaping a brief can use the requirements form so the right streets reach them first.

The beach and the bay that come with it

Playa de la Rada curves from the harbour towards the old town, and it is the reason this stretch of waterfront works as one amenity rather than two. The Estepona port concession cannot spoil it, because the footprint ban is written into the contract. The tender’s ban on expanding the footprint protects that beach and the low rise profile behind it, so the remodelling arrives without the tower crane. A better port, an intact beach and a walkable centre is the combination buyers describe when they explain why they chose Estepona, and the concession is written to hand all three to the next operator in better condition.

The berth mix, read line by line

The tender prints the full 447 berth breakdown, and the distribution tells you who the port serves today. Fifteen moorings take boats up to six metres, 211 take up to eight, 42 up to ten, 86 up to twelve, 78 up to fifteen, seven up to twenty, six up to twenty five and just two take thirty five metre vessels. Two thirds of the port exists for boats under ten metres, which is why the guarantee on the smaller berths is not a technicality but the whole business model in writing.

Anyone who has walked the pontoons in August will recognise that mix. Concession terms that protected the big boat end at the expense of those 211 eight metre berths would have hollowed out the marina’s ordinary traffic in a single season. The documents choose the opposite path, and they make the choice binding rather than aspirational.

Why the Junta opened the port to competition

The tender is part of a wider shift in how the region handles its ports. Across the Andalusian coast this year, authorities have preferred open competition over quiet renewal when long running concessions come up for decision, even where the sitting operator has kept the facility running adequately. The reasoning is straightforward. A fresh mandate brings fresh capital, updated business plans and a value for the concession that is set by the market rather than by history.

The scoring carries that logic into the paperwork, because bidders can earn valuation credit for economic improvements offered above the required minimums. For a town like Estepona, the practical meaning is that the winning offer is the one that promises the most investment and the best terms for the port, witnessed publicly, rather than the one that simply agreed to carry on.

The tourism economy the port feeds

Visitors arriving by boat spend on restaurants, provisioning, repairs and the small services a working harbour distributes around it, and the Estepona port concession decides how well that harbour serves them. Better crew amenities and reliable fuel services keep more of it in Estepona rather than sending vessels further along the coast, and the tender requires both to be maintained as obligations rather than courtesies.

There is a steadier effect underneath the seasonal one. A port with a long term concession behind it attracts berth holders who stay for years rather than seasons, and their presence keeps the quayside businesses trading through the winter. For a town whose economy still leans hard on the summer, that off season traffic is disproportionately valuable even though it never makes a headline.

For buyers reading the town properly, the port concession belongs in the same sentence as the schools, the boulevard and the old town restoration, because those are the things that make a location work in February. The process behind a purchase is its own subject, and the buyers guide walks it step by step, from the reservation to the notary, with the costs that surprise nobody who has read it.

Questions about the Estepona port concession

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahávis property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

Our latest listings

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The importance sits in the location as much as in the scheme. This is first line land beside a working marina and a protected beach, a five minute walk from the old town, and it has sat productive of nothing but speculation since a hotel closed on it more than three decades ago. What the town approves or rejects here tells you something real about how Estepona values its last substantial seafront opportunities.

The seafront plot the town has waited three decades on

The site was one of Estepona’s first purpose built tourist developments when it opened in the early 1970s, and a hotel operated there until the early years of this century. Since then the land has been through ownership changes, a judicial auction in 2020 at a valuation of roughly €24 million, and a series of plans that never reached a licence. The Estepona hotel development now on the table is not the first attempt, and that is the point. Plots with this history usually stay dead. This one has kept coming back, which is itself a statement about how valuable first line land has become.

The 2020 auction matters as evidence more than as history. A first line parcel with clear views, a working marina at the end of it and a beach around the corner carried a valuation of roughly €24 million while it was still entangled in court, with no licence, no operator and no plan. Land is priced on what it can become, and Estepona hotel development land is priced on how little of it remains, which is the simplest explanation for why this file refuses to die. It is also the last parcel where that arithmetic can still be exercised at scale.

The current scheme covers 13,525 square metres, a figure reduced from the 17,200 originally mooted after the maritime domain delimitation took its slice and an old cattle track crossing the site was formally diverted. Anyone who has watched a coastal project die on exactly those two technicalities will read that reduction as good news rather than bad. The boundaries are now settled, and settled boundaries are what you need before anything else can happen.

What the Estepona hotel development actually proposes

The permitted envelope for the Estepona hotel development allows 6,880 square metres of buildable area across a ground floor plus four storeys and an attic, which is a restrained profile for a parcel this size and this close to the water. The layout reserves a thirty metre coastal strip along its seafront edge so the promenade can one day run continuously past the site, keeps green space inside the boundary, and reorganises the internal roads so the plot stops being the traffic problem it has been for years.

Restraint of that order is unusual in seafront schemes and worth reading correctly. The old town rises a few streets back, the castle walls sit within sight of the boundary, and a tower here would have been visible from half the municipality. Instead the Estepona hotel development keeps its profile low, holds its building line back from the water, and treats the promenade as something to be completed rather than consumed, which is the difference between a scheme the town tolerates and one it defends.

The detail that matters most is what the scheme does not do. It does not ask for height, it does not privatise the shoreline, and it does not depend on any grand replanning of the surrounding streets. The promoter is a private hotel company and the architectural work is done, but the town hall’s own framing is the one to watch, because the council describes this as one of the last substantial first line sites left in the town. Municipalities do not spend years nursing a plot through technicalities unless they intend to see it built.

Why beachfront land in Estepona stopped being made

Estepona’s transformation over the past decade has been well documented on this coast, from the murals of the old town to the boulevard project reshaping the centre, and most of it has been achieved by using the land the town already had rather than finding new land. The town guide walks that transformation street by street. That approach has one unavoidable consequence. Once a stretch of coastline is built, protected or given over to the public promenade, it stays that way, and Spain’s maritime domain law makes creating new beachfront building land effectively impossible even where the demand for it is obvious.

That is why a single undeveloped parcel beside the sports port attracts this much attention. A buyer looking for a comparable site today, first line, walkable to both the marina and the old town, with an established beach at the end of the street, will not find one. The €24 million valuation the plot carried in 2020, while it sat empty, was the market pricing that scarcity even in the middle of a court process, and the market has only moved one direction since.

How the Estepona hotel development moves through planning

The stage just passed matters, and so does the distance still to travel for the Estepona hotel development. An estudio de detalle is the document that fixes what can stand where on the plot, and initial approval of it means the town hall has accepted the principle of the scheme in this shape. The public information period exists so that neighbours and competing interests can file objections before the approval becomes final, and once it closes, the project can move toward the building licence that would actually let work begin.

In Spanish municipal practice the road from an approved detailed study to a stamped licence commonly runs past a year even when nobody raises an objection, and it runs longer when somebody does. Any timetable promising an opening season is premature at this stage.

What the sequence does establish is direction. The allegations period is a filter, not a forum, and most of what it produces at this stage is dealt with in writing rather than in revolt. Estepona’s council has shown a consistent appetite for moving its own seafront and planning priorities along, the Estepona hotel development fits that pattern exactly, and a file that has survived three decades of failure now has momentum, which files rarely give up voluntarily.

The Estepona hotel development in the town’s longer story

Set the scheme against the decade and the pattern is obvious. Estepona has spent years investing in the public realm, the beaches, the promenade, the boulevard and the old town, in a deliberate effort to close the gap with its more famous neighbour along the coast. The Estepona hotel development is the private investment that follows that public work, and the sequence matters, because no serious operator commits to a seafront the town itself has not bothered to fix.

For buyers, the hotel story also runs adjacent to the residential one, because the same scarcity logic that makes a first line hotel plot valuable makes hotel branded and managed living attractive on this coast. The branded residences guide covers how that market works, and the off plan guide covers how to buy into anything still under construction without giving away the parts of your position that matter.

The streets around the marina feel it first

A single hotel, even a large one, does not move a town’s average price per square metre on its own. What it moves is the immediate neighbourhood, and the geography here is specific. The streets between the port and the old town have historically traded at a discount to the newer developments further along the coast, and a completed hotel at the marina gate brings year round footfall, housekeeping for the promenade, and a reason for visitors to eat and sleep on this side of town rather than passing through.

The measured way to put a number on it is the deeds, not the brochures. Estepona achieved €3,437 per square metre on registered deeds over the latest rolling twelve months, with the town’s own postcodes running from €3,415 to €3,796, and the quarter’s full picture sits in the Estepona market report.

If the Estepona hotel development proceeds, the first place a premium appears will be the oldest streets nearest the port, because that is where a buyer can most cheaply buy the benefit of it. Anyone weighing that pocket can see the stock on the Estepona property page, and then ask us which streets back onto the scheme and what they achieved on their last comparables. Buyers still forming a brief can leave it with us through the requirements form, and we will flag the streets the scheme touches before they appear in anyone’s search results.

Owners in that pocket have the mirror image of the same decision. Selling before the scheme proves itself prices the discount and leaves the premium for someone else, and selling after the cranes arrive means competing with a freshly marketed hotel address. The valuation calculator gives the quick number, our seller service gives the judged one, and the difference between the two is exactly the judgement this plot is about to put a price on.

Questions people ask about the Estepona hotel development

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahávis property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

Mijas Pueblo · JUST-00992P

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,250,000

Mijas · JUST-239312

4 bedroom villa for sale in Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,050,000

Mijas · CP82828

2 bedroom apartment for sale in Mijas

• 2 beds
• 2 baths

€649,000

Mijas · 5859MLV

6 bedroom villa for sale in Mijas

• 6 beds
• 4 baths
• Plot: 658 m²
• Interior: 360 m²

€1,395,000

Valtocado - Mijas · 428-05408P

5 bedroom house for sale in Valtocado, Mijas

• 5 beds
• 4 baths
• Plot: 41,000 m²
• Interior: 378 m²

€2,600,000

Mijas · MOJO26010

4 bedroom town house for sale in Mijas

• 4 beds
• 4 baths
• Interior: 252 m²

€899,000

Mijas Pueblo · MOJO26006

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• 4 beds
• 4 baths
• Plot: 1,974 m²

€2,250,000

Mijas La Nueva · RHS44

Plot for sale in Mijas La Nueva, Mijas

• Plot: 804 m²

€465,000

Loma del Flamenco - Mijas · 361-12699P

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• Plot: 847 m²

€250,000

Mijas · 855-00152P

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• Plot: 997 m²

€395,000

Mijas · 855-00151P

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• Plot: 1,930 m²

€500,000

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• Plot: 1,613 m²

€595,000

Those three sit with the Junta de Andalucía waiting on coastal authorisation, and the council has separately committed close to 900,000 euros this year to renewing the beach services along the same shoreline. Taken together they show a town hall treating its coast as one piece of infrastructure rather than a string of unrelated beaches, which is a rarer thing on this coast than it sounds.

We sell across Estepona every week and walkability comes up in almost every viewing on the western side of the municipality. A buyer who can leave the car and walk to the marina pays for that, and the Estepona Corredor Litoral is the reason a growing number of them can.

What the Estepona Corredor Litoral actually is

This is not a paved seafront boulevard lined with restaurants. The Estepona Corredor Litoral is a continuous pedestrian and cycling route, much of it timber decking raised above dunes, rock and low ground that would otherwise be impassable on foot. Its job is to connect every urbanisation along the municipality’s coastline into one walkable corridor, so that residents of Costalita, Bahía Dorada, Atalaya, El Saladillo, Benamara and a dozen other communities can reach the town centre without touching a road. The Estepona Corredor Litoral is public and free at every point along it.

The seventeen footbridges on the Estepona Corredor Litoral are the engineering story. They cross streams, rock outcrops and protected dune, and each one had to clear an environmental and coastal authorisation before a plank went down. Laying decking along flat sand would have been finished a decade ago, and the reason this route took fifteen years is that most of it is not flat sand.

The Estepona Corredor Litoral also does something quieter for the coast itself. Raising the path above the dune keeps walkers off it, which is why the environmental consent exists in the first place, and the sections built in the last five years have visibly regenerated ground that private development had left disconnected and neglected. The dune systems either side of the newer timber have come back noticeably.

The three sections that finish the Estepona Corredor Litoral

The council confirmed in April 2026 that the three outstanding stretches are Isdabe and Atalaya on the eastern side, Guadalmina Baja to Casasola at the far eastern end, and Costa Natura to the west. Basic projects, justification reports, drawings, technical assessments, budgets and photographic surveys for all three went to the Consejería de Sostenibilidad y Medio Ambiente, and the works can be tendered as soon as the coastal authority reports favourably.

Ana Velasco, the deputy mayor for development, infrastructure and tourism, put it plainly when the three projects went in, saying that once they are built and connected the corridor is finished and the 23 kilometres of Estepona coastline are united. That is one sentence with a lot of administrative distance behind it, and it is also the first time the end of the project has been described as a specific, remaining piece of work. Fifteen years in, that is a real milestone.

Authorisation from Costas is the step outside the town hall’s control, and it is the one worth watching. Everything after it, tender, award and build, has a fifteen year track record behind it on this same route. The council has never yet stopped at the tender stage on a section of this path, and it has awarded two of them in the last eighteen months.

Bahía Dorada and Matas Verdes, the two most recent stretches

Estepona awarded the Bahía Dorada section at 229,137 euros including VAT. It is a 168 metre timber walkway with three metres of usable width, safety railings and LED floor beacons, and it links the existing promenade at the La Galera Beach urbanisation to the track that currently marks the edge of Bahía Dorada. At 168 metres it is one of the longer single spans on the whole route.

Before that came Playa Baños to Matas Verdes on the eastern side, a 578,758 euro contract that went into construction after the council set out the last five sections in 2025. Two of those five are now delivered or building, which is why the remaining list has come down to three, and it is a useful check on how quickly this council actually converts a project into a contract.

The pattern is consistent enough to plan around. A section clears its regional and coastal authorisations, the detailed project is drawn, the work goes to tender, and construction follows within roughly a year of the award. Terrain and permitting drive the variation, and the sections through built up urbanisations have moved fastest. The three that are left run through exactly that kind of ground.

Nearly 900,000 euros going into the beaches this year

Alongside the path, the town hall has committed close to 900,000 euros to renewing beach services at Arroyo Vaquero, El Cristo, La Rada, El Saladillo, El Padrón and the Paseo Marítimo. One contract of 421,685 euros covers six lifeguard modules, nine sanitary modules with accessible units and ramps, and a store for rescue equipment and amphibious chairs. Works start in the coming months.

The second contract, at 457,259 euros, replaces the old timber beach access with 1,250 linear metres of prefabricated concrete walkway at 1.8 metres wide, plus 42 drainage platforms for showers and foot washes and 40 more for the beach modules. Wider, harder wearing access at beach level, feeding a continuous path behind it, is a coherent piece of planning even though it has been paid for across several budget cycles. Estepona has 21 beaches to keep, and it spends on them like a town that knows it.

Estepona has done this before with the town centre, where the boulevard and promenade works changed how the whole seafront reads to a buyer. The coastal fringe has had the same attention, spread thinner and over longer, and the compounding effect is what shows up in prices.

What a continuous coastal path does to Estepona property

Walkability is not an abstraction on this coast, it is a line item in what a buyer will pay. A villa or an apartment that needed a car for every trip becomes a different proposition once a safe, direct route to the marina exists, and the northern European buyers and remote workers who make up a growing share of our enquiries actively look for it. Rental performance follows the same logic, because a tenant without a hire car needs somewhere to walk to.

The effect of the Estepona Corredor Litoral is uneven rather than uniform, and that is where the opportunity sits. Costalita, El Saladillo and Benamara have had finished path for years and their prices already carry it. Homes beside the three unbuilt stretches have not yet been repriced for a connection that is drawn, budgeted and sitting with the regional authority, and that gap is the most interesting thing on this stretch of the New Golden Mile right now.

Estepona has a run of these underneath it at the moment, from the IBI reduction to the protected housing programme and the new build corridor around the New Golden Mile schemes. The Estepona market report is where we set those against actual transaction data quarter by quarter, and the current edition covers the western municipality in detail.

Which Estepona urbanisations gain most from the last three sections

Isdabe and Atalaya sit on the eastern side toward Marbella, where the coastline is dense with established urbanisations and the missing link is short but awkward. Guadalmina Baja to Casasola closes the municipal boundary itself, which matters because it puts the Estepona Corredor Litoral within walking reach of San Pedro. Costa Natura, to the west, is the last gap before the run out toward Bahía Dorada.

Owners along those three stretches are holding the part of the coast with the most left to gain. Everyone else is already connected, and the value of that connection is in their asking prices. We hold detailed records of what has sold along this coastline, built up over years, and setting a specific plot against the comparable ones either side of a finished section is how you see the difference clearly. Nobody publishes that comparison, and we would not expect an owner to assemble it alone.

Ask us and we will tell you exactly which side of a tramo boundary a given property falls, because fifty metres and five hundred metres from a new access are two different properties and a general map will not tell you which one you are looking at. That is our job rather than yours, and we would rather do it before you make an offer than after.

How the Estepona Corredor Litoral has been built since 2011

The Estepona Corredor Litoral has never been a single construction contract. It has advanced section by section and budget cycle by budget cycle since the council first committed to it in 2011, and each stretch has followed the same sequence of preliminary regional approval, detailed project, public tender and construction. In practice that takes somewhere between one and three years per section depending on the terrain and on how quickly the environmental and coastal authorisations come through.

Earlier phases closed the gaps around Benamara, where the path now runs straight through to El Saladillo, and around Dos Hermanas, where a stretch of urbanisation that had been isolated on foot for thirty years connects west into the Costalita corridor. Neither of those made much noise when they opened. Both changed how a whole set of properties are described in a viewing, which is the part that reaches a price.

Fifteen years is a long time to hold a plan together, and the mayor has been consistent about it through several terms. That consistency is worth something in a region where infrastructure promises do not always survive the next electoral cycle, and it is the main reason we treat the remaining three sections of the Estepona Corredor Litoral as a matter of when rather than whether.

How we read the Estepona Corredor Litoral timetable

The next public act on the Estepona Corredor Litoral is the coastal authorisation on any one of the three, and the one after that is a tender notice. Both are published, both are dated, and we will pick them up as they appear. A project that has run since 2011 through several budget cycles and political terms without being abandoned tends to finish, and this one is now 21 kilometres into 23.

For owners, the useful step is knowing your position before the last sections open rather than after. A valuation is the starting point and the sellers guide covers what actually moves a price on this coast. For buyers, tell us what you are looking for and we will show you the homes where the connection is coming rather than the ones where it arrived five years ago.

The buyers guide covers the purchase process itself if you are new to Spain. Everything else on a specific property, from the tramo boundary to what the neighbours actually paid, we will find out for you.

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahávis property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

Mijas Pueblo · JUST-00992P

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,250,000

Mijas · JUST-239312

4 bedroom villa for sale in Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,050,000

Mijas · CP82828

2 bedroom apartment for sale in Mijas

• 2 beds
• 2 baths

€649,000

Mijas · 5859MLV

6 bedroom villa for sale in Mijas

• 6 beds
• 4 baths
• Plot: 658 m²
• Interior: 360 m²

€1,395,000

Valtocado - Mijas · 428-05408P

5 bedroom house for sale in Valtocado, Mijas

• 5 beds
• 4 baths
• Plot: 41,000 m²
• Interior: 378 m²

€2,600,000

Mijas · MOJO26010

4 bedroom town house for sale in Mijas

• 4 beds
• 4 baths
• Interior: 252 m²

€899,000

Mijas Pueblo · MOJO26006

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 1,974 m²

€2,250,000

Mijas La Nueva · RHS44

Plot for sale in Mijas La Nueva, Mijas

• Plot: 804 m²

€465,000

Loma del Flamenco - Mijas · 361-12699P

Plot for sale in Loma del Flamenco, Mijas

• Plot: 847 m²

€250,000

Mijas · 855-00152P

Plot for sale in Mijas

• Plot: 997 m²

€395,000

Mijas · 855-00151P

Plot for sale in Mijas

• Plot: 1,930 m²

€500,000

Mijas · 855-00150P

Plot for sale in Mijas

• Plot: 1,613 m²

€595,000

The units sit in Arroyo Vaquero, Camino de Cortes, Guadalobón and Camino de Monterroso, and a February vote on 36 municipal parcels lifted the ceiling well beyond the original figure. Every one of those sites is municipal land or a private plan with a protected quota attached, which is what separates this from the announcements that never reach a licence.

We sell free market property in Estepona, not protected housing, so the reason we are writing about this is what it tells a buyer. A town hall that commits this much land and administrative effort to housing its own workforce is reading sustained demand, and it is planning for the town to keep growing. Both of those points bear directly on anyone weighing a purchase in Estepona over the next five years.

Where the 1,200 Estepona VPO housing units sit

The council breakdown in the January announcement runs to 518 homes in Arroyo Vaquero, 260 in Camino de Cortes, 200 in Guadalobón and 300 in Camino de Monterroso. The Arroyo Vaquero and Camino de Cortes figures have since moved up, and the licence release in March talks about 800 units across Guadalobón and Arroyo Vaquero together, so the honest summary is that 1,200 is the floor for Estepona VPO housing rather than the total.

Then came the plenary of 19 February 2026, which approved a change of use on 36 municipal parcels that had been reserved for public facilities. Under the parameters of the general plan of Estepona those parcels could carry a further 738 protected homes, all of them for public rental. The same session added more Estepona VPO housing for rent, confirming that four more parcels, two in the east of the town and two in the west, would go to tender within days for another 200 rental homes at controlled rents aimed at younger residents and lower income households.

On top of that the council has offered six municipal parcels in Casas del Padrón, Llanos de la Boladilla and Camino de Cortes to the central government, with capacity for 109 protected homes, in response to the state’s España Crece housing fund. Add it all together and Estepona VPO housing in the pipeline is closer to 2,000 units than 1,200, delivered through four different legal routes at once. The council is not relying on any single mechanism, which is the main reason we treat Estepona VPO housing as a credible programme.

Camino de Cortes, the first Estepona VPO housing to reach a licence

The most advanced piece is Camino de Cortes Sur, where the council sold two municipal parcels in 2023 to a non profit housing foundation whose purpose is building protected homes and which already has several promotions under way elsewhere in Málaga province. That foundation applied for its building licence on 17 March 2026 for 117 homes. They split 84 on a 5,882 square metre plot and 33 on a second plot of 2,418 square metres. Municipal technicians were already working the file the day it was announced, and the councillor responsible said the aim was to grant the permits as fast as the process allows.

A second tranche follows in Camino de Cortes Norte, where the town hall is finalising the tender documents for two more parcels able to carry 199 protected homes. That tender has two features we have not seen paired elsewhere on the coast. The land goes out with a maximum price fixed by the council, so bidders compete by offering less for it, and the contracting board awards extra points to any bidder who commits to a lower final price for the buyers of the finished homes. The council has said the land could go at zero cost, with the saving passed into the sale price.

Between the licence in the south and the tender in the north, Camino de Cortes alone accounts for 316 units of Estepona VPO housing. If the 117 move from licence to completion on a normal timetable, that is the clearest test of whether the wider Estepona VPO housing target is deliverable, and we will be watching it for exactly that reason. Camino de Cortes sits inland of the town centre and is already a district of family apartments and local services rather than holiday lets.

Arroyo Vaquero, 683 free market homes alongside 518 protected

The largest single component sits west of the town in Arroyo Vaquero, where the council gave initial approval in November 2025 to a modification of the partial plan covering a 655,250 square metre site. That plan allows 683 free market homes, and the council has been explicit that they must come with 518 protected homes on the same land. Free market and protected housing built together, by the same developer on the same site, is a different model from most of the coast. Elsewhere the two are usually built kilometres apart by different people.

For a buyer looking at western Estepona this is good news on two counts. A scheme of that size brings roads, services and retail with it, and a mixed community keeps those services open all year rather than for the summer. Buyers who want a resort enclave will look elsewhere along the coast, and we can show them the developments that offer it. Buyers who want a home in a working town with schools, shops and neighbours in December will find the Arroyo Vaquero model works in their favour.

The same corridor already carries the largest concentration of new build in the municipality. Our post on the 1,400 new homes at Australy on the New Golden Mile covers the free market side of that story, and the guide to buying off plan sets out how the reservation, contract and bank guarantee stages work. Arroyo Vaquero adds an Estepona VPO housing layer to a part of Estepona that was already growing faster than anywhere else in the town, and it does so without adding to the free market supply that a resale owner competes with.

The regional decree that let Estepona move quickly

None of this would be moving at its current speed without a change from Seville. Decree Law 1/2025, the Junta de Andalucía’s package of urgent housing measures, lets a municipality build public rental housing on land zoned for facilities without first modifying its general plan. A general plan modification is the slowest step in Spanish planning and routinely takes years. Removing it changes what a council can promise within a single term of office, and it is the reason Estepona VPO housing has moved faster than anything comparable in the province.

Estepona signed up to the decree in April 2025 and its technicians spent the following months going parcel by parcel through the municipal land register to find sites where the surrounding facilities were already provided by other public land nearby. That work produced the list of 36 parcels approved unanimously on 19 February, and the 738 home capacity attached to it. The plenary vote was cross party, which matters for anyone assessing whether the programme survives the next election, and the parcels are spread across the whole municipal area rather than concentrated in one district.

Why the town hall is pushing Estepona VPO housing now

The mayor, José María García Urbano, has been direct about his reasons. In January he said the main concern he has as mayor is housing, and he set the plan against what he called the disastrous management of the councils that preceded him before 2011. His account is that those administrations sold every municipal parcel reserved for protected housing to the promoters of the partial plans without requiring the 30% protected quota. By his count the town lost the chance to build more than 1,500 protected homes as a result.

The first time his own administration obtained land for the purpose it ceded it for the 100 protected homes built at Juan Benítez, and until the decree arrived it had no other public land to work with. That history explains the shape of Estepona VPO housing today. The council is using facilities land it already owns, land it sold cheaply to a non profit, a private partial plan with a protected quota attached, and state funding, because those are the four routes left to a town whose original protected land was sold a generation ago.

It also sits alongside the 20% cut to the IBI rate in Estepona for 2026, the seafront and old town regeneration of the last decade, and a general plan that keeps approving growth to the west. Taken together they describe a council that expects the town to keep attracting residents, and is trying to keep the people who work in it living in it. Our Estepona property market report tracks the transaction and price side of the same story quarter by quarter.

What Estepona VPO housing does for the free market

Estepona runs on hospitality, construction and services, and most of the people who work in those sectors have been priced out of buying anywhere near where they work. When that gap gets too wide a resort town loses staff to longer commutes, wages climb to compensate, or service quality slips as turnover rises. Estepona VPO housing keeps that workforce in the town, and a council that houses its workforce locally protects the restaurants, the marina and the standard of service that international buyers pay for. That dividend lasts longer than any single new promenade.

The protected units also arrive without competing with the free market stock. A resale owner in Estepona is not selling against a subsidised flat in Camino de Cortes, and a buyer of a villa in Benahavís or an apartment on the New Golden Mile gains a deeper local economy underneath the purchase. Across Andalucía resale prices are already outrunning new build, as our post on the Andalucía housing market explains, and with Estepona VPO housing the town is one of the few municipalities on the coast adding supply at both ends of the market at once.

We hold development records for Estepona built up over years, including community fee data on the constructed developments and pricelists across the New Golden Mile, and we set every new scheme against them before we advise on it. Nobody can price the effect of a programme like this on a specific street from a press release, but we can tell you what comparable stock in the same district has actually done, which is the useful version of that answer. Tell us what you are looking for and we will show you where the numbers point.

How we read the Estepona VPO housing timetable

Municipal housing programmes in Spain have a long record of running behind their own announcements, and Estepona has a better record than most on this coast for keeping projects moving. The Camino de Cortes Sur licence is the milestone to watch first, followed by the award of the Camino de Cortes Norte tender and the first of the four rental parcels. Each of those is a public act with a date on it. We track Estepona VPO housing milestones as part of our Estepona work, so the client hears about them before the press does.

The structural changes underneath the programme are the durable part. A unanimous change of use on 36 parcels, adhesion to a regional decree and a partial plan with a protected quota written into it are legal instruments, and reversing them takes more than a change of priorities. So while 1,200 units of Estepona VPO housing is a target rather than a delivered outcome, it is a target with land, law and money behind it, which is more than most Andalusian towns can say.

If you own in Estepona and want to understand what the next five years of supply do to your position, start with a valuation and we will set it against our own data. If you are buying, the buyers guide covers the process and the Q1 2026 market report covers the market, and we will do the checking on any specific development for you.

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahávis property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

Mijas Pueblo · JUST-00992P

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,250,000

Mijas · JUST-239312

4 bedroom villa for sale in Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,050,000

Mijas · CP82828

2 bedroom apartment for sale in Mijas

• 2 beds
• 2 baths

€649,000

Mijas · 5859MLV

6 bedroom villa for sale in Mijas

• 6 beds
• 4 baths
• Plot: 658 m²
• Interior: 360 m²

€1,395,000

Valtocado - Mijas · 428-05408P

5 bedroom house for sale in Valtocado, Mijas

• 5 beds
• 4 baths
• Plot: 41,000 m²
• Interior: 378 m²

€2,600,000

Mijas · MOJO26010

4 bedroom town house for sale in Mijas

• 4 beds
• 4 baths
• Interior: 252 m²

€899,000

Mijas Pueblo · MOJO26006

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 1,974 m²

€2,250,000

Mijas La Nueva · RHS44

Plot for sale in Mijas La Nueva, Mijas

• Plot: 804 m²

€465,000

Loma del Flamenco - Mijas · 361-12699P

Plot for sale in Loma del Flamenco, Mijas

• Plot: 847 m²

€250,000

Mijas · 855-00152P

Plot for sale in Mijas

• Plot: 997 m²

€395,000

Mijas · 855-00151P

Plot for sale in Mijas

• Plot: 1,930 m²

€500,000

Mijas · 855-00150P

Plot for sale in Mijas

• Plot: 1,613 m²

€595,000

The 20% applies to people who are empadronados in Estepona, meaning registered as living in the municipality. A great many owners on this stretch of coast are not, and for them the Estepona IBI bill lands in 2026 looking much as it did in 2025. That distinction is the whole story for anyone buying here as a second home.

What the Estepona IBI cut actually is

IBI, the impuesto sobre bienes inmuebles, is the annual local property tax every owner in Spain pays to the municipality where the property sits. It is calculated by applying a municipal rate to the valor catastral, the administrative value the Catastro holds for the property, which is not the market value and is usually a good deal below it.

A town can move only one half of that equation. The valor catastral is set nationally on a revision cycle, so when a council announces a cut it is cutting its own rate. Estepona has done exactly that, and because the rate is the multiplier, a 20% reduction in the rate produces roughly a 20% reduction in the Estepona IBI bill for a property whose catastral value has not moved. The mechanism is simple and it is worth knowing, because it is also why a cut can be quietly undone by a revision.

The council has budgeted €6.6 million for the reduction and more than €7 million for tax relief in total across 2026, which includes a rubbish charge exemption applied to 1,812 receipts. Those are the town’s own published figures and they are unusually specific, which is generally a sign that a council expects to be held to them. We will check the figures again when the receipts land.

Who the Estepona IBI reduction actually reaches

The Estepona IBI reduction is targeted at empadronados. Registering on the padrón is a municipal population record rather than a tax residency declaration, but the two are connected in practice, and registering has consequences well beyond a property tax bill. It affects healthcare access, school places, some regional benefits and, in combination with days spent in the country, the question of where you are tax resident.

That makes it a decision rather than a form. An owner who already lives here most of the year is very likely registered and will see the cut automatically. An owner who spends eight weeks a year in the property, keeps their main home in another country and pays tax there is in a different position entirely, and the €200 or €300 a year at stake is rarely the deciding factor. The maths and the decision are not the same thing here.

This is the part we would rather talk through than see somebody act on from a headline. Tell us how you use the property and where you pay tax and we will tell you what the Estepona IBI change is actually worth to you, and what registering would and would not alter. Where it crosses into tax residency we bring in an adviser we work with rather than guess.

Zero debt is what made the Estepona IBI cut possible

Estepona reached what the council calls zero debt in 2025, and the 2026 accounts are the first in fifteen years with no provision for inherited debt. The figure being retired was more than €300 million, accumulated before the current administration, and servicing it consumed a share of every budget for over a decade.

Removing that line is what created the room for a tax cut and for more than €27 million of productive investment in the same year. A council with no debt service has genuine discretion, and Estepona has chosen to spend part of it on an Estepona IBI reduction that residents feel annually rather than on something more visible.

For an owner the useful read is not the politics of it but the durability. A tax cut funded by borrowing reverses within a cycle. A tax cut funded by the permanent removal of a debt service line has a much better chance of still being there in five years, which is the horizon most people buying in Estepona are working to.

Where the rest of the budget goes

The headline number is €132 million, of which more than €27 million is earmarked for productive investment. Estepona has spent the last decade putting that sort of money into the public realm, and the results are the reason the town reads differently now than it did in 2013, from the paseo and the port to the pedestrianised centre.

That matters to property values in a way a tax cut does not. A €250 saving is pleasant and forgettable. A promenade that keeps extending, streets that are maintained and a town centre people actually walk through are what has moved Estepona from a place buyers considered because it was cheaper than Marbella to a place they choose first.

The counterweight is honest to state. Estepona has also permitted a great deal of new housing over the same period, and a town that keeps adding stock competes with its own resale market. We track what is standing for sale across the whole coast every week, and Estepona is consistently one of the deeper markets on it. That is a buyer’s advantage and a seller’s problem, and it is the honest counterweight to a good news budget.

Estepona IBI against its neighbours

Every municipality sets its own rate, so the same property carries a different bill on either side of a boundary. The Estepona IBI cut widens a gap that already existed with parts of the coast to the east, and it does so at the moment the town is competing hardest for the same buyers as the Golden Mile and Benahavís.

The gap is real but it is small against the other numbers in a purchase. Transfer tax, notary and registry costs, and the difference between two asking prices all dwarf an annual municipal charge. Nobody sensibly chooses a town on IBI, and anybody presenting it as a reason to buy somewhere is reaching.

Where it does earn its place is in the running cost of ownership, alongside community fees, basura and insurance. That total is what determines whether a holiday home is comfortable to hold or quietly irritating, and it is the figure most buyers discover after they have committed rather than before.

What a lower Estepona IBI bill is worth on a real property

On a typical apartment the annual Estepona IBI charge runs to a few hundred euros, so a 20% cut returns something in the order of a good dinner rather than a holiday. Stated plainly like that it sounds trivial, and as a single year it is. Very few owners will notice it on the year it arrives.

The Estepona IBI saving stops being trivial when it is capitalised. A recurring annual saving on a property held for fifteen or twenty years is a real number, and for anyone letting the property it lands directly in net yield, where the difference between a 4.1% and a 4.3% return is the difference between two very different conversations with a lender.

We hold the cost of ownership data for the constructed developments across Estepona, built up over years, which means the community fee, the basura and the Estepona IBI band for comparable schemes rather than an average pulled off a portal. Set a specific property against that and you get a running cost you can actually budget to before you commit.

What happens to the Estepona IBI bill when a property changes hands

The charge for a given year is owed by whoever owned the property on the first of January, which means the seller carries the legal liability for the whole of the year a sale completes in. What almost always happens in practice is that the parties apportion it, so the buyer reimburses the seller for the part of the year they will own the property. That apportionment is a matter of contract rather than law, and it is negotiable like anything else in the deal.

It is a small number and it is worth getting right anyway, because it is a reliable indicator of how the rest of a transaction is being handled. A seller who has the receipt to hand, knows the band and has the community certificate ready is usually a seller whose paperwork will survive a lawyer looking at it. One who cannot produce a current bill rarely turns out to be organised about anything else.

We check the position on every purchase we act on, alongside the community fee, the basura and whether anything owing has attached to the property rather than the person. Unpaid municipal charges follow the property in Spain, which is the single most expensive thing a buyer can fail to look at, and it is our job rather than yours.

The Estepona IBI mistakes that are easy to make

The single most common error we see is an owner assuming the headline applies to them. The Estepona IBI reduction is conditional, it is applied to the receipt rather than claimed, and an owner who is not registered will simply receive an ordinary bill and assume the cut never happened. It did happen, it just was not aimed at them.

The second is treating the valor catastral as a market valuation, which it is not. An Estepona IBI bill can rise in a year the council cuts its rate.

The valor catastral is neither a market figure nor a fixed one. It is neither, and a property whose catastral value is due a revision can see its bill rise in a year the council cuts its rate. The two move independently and only one of them is in the town’s hands.

The third is buying on running costs without checking what has been done to the property. Estepona is a town of refurbished apartments, and the rules on what needs a licence have just moved next door in Marbella. Work carried out without the right paperwork is a resale problem long after it is a tax one.

If you are weighing a purchase here, the Estepona market report sets out where prices and supply actually sit, the Q1 2026 picture covers the wider coast, and the buyer’s guide walks through the costs that arrive with completion. If you already own here, our valuation calculator and the seller’s guide are the quickest way to see what the last two years have done to your position, and the current listings show what you would be competing with.

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahávis property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

Mijas Pueblo · JUST-00992P

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,250,000

Mijas · JUST-239312

4 bedroom villa for sale in Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,050,000

Mijas · CP82828

2 bedroom apartment for sale in Mijas

• 2 beds
• 2 baths

€649,000

Mijas · 5859MLV

6 bedroom villa for sale in Mijas

• 6 beds
• 4 baths
• Plot: 658 m²
• Interior: 360 m²

€1,395,000

Valtocado - Mijas · 428-05408P

5 bedroom house for sale in Valtocado, Mijas

• 5 beds
• 4 baths
• Plot: 41,000 m²
• Interior: 378 m²

€2,600,000

Mijas · MOJO26010

4 bedroom town house for sale in Mijas

• 4 beds
• 4 baths
• Interior: 252 m²

€899,000

Mijas Pueblo · MOJO26006

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 1,974 m²

€2,250,000

Mijas La Nueva · RHS44

Plot for sale in Mijas La Nueva, Mijas

• Plot: 804 m²

€465,000

Loma del Flamenco - Mijas · 361-12699P

Plot for sale in Loma del Flamenco, Mijas

• Plot: 847 m²

€250,000

Mijas · 855-00152P

Plot for sale in Mijas

• Plot: 997 m²

€395,000

Mijas · 855-00151P

Plot for sale in Mijas

• Plot: 1,930 m²

€500,000

Mijas · 855-00150P

Plot for sale in Mijas

• Plot: 1,613 m²

€595,000

Estepona · New Golden Mile

Another 42 apartments came to the market in Estepona this week, and on its own that is a press release. The number worth looking at is 1,400.

That is roughly how many homes are going up in the new neighbourhood north of Selwo park, on the stretch between Estepona, Marbella and Benahavís that everyone now calls the New Golden Mile. It is the largest piece of residential development happening anywhere on this coast, and since March this year most of it has been in the hands of a single company.

What has actually launched

The second phase of Australy Thera went to market on 6 August, 42 homes of two, three and four bedrooms starting at 113 square metres, according to El Español. Every unit comes with a garage and a storage room, and the terraces face the sea with the mountains behind.

The first phase was 25 homes and is half sold. Together the two make 67.

Australy is not itself a development. It is the sector, the named piece of land north of Selwo, and the homes inside it are sold as separate promotions with their own names, prices and delivery dates. Libella and Aures are the two you can buy into today, Thera is the newest, and the developer set the sector out as four in total with Adara still to come. Between them they account for around 200 homes within walking distance of each other, which is a very different proposition from 200 homes scattered across a municipality.

Residents get a Casa Club with a spa, an outdoor pool, a gym, a gastrobar and coworking space. That specification is now close to standard on the New Golden Mile rather than a reason to choose one scheme over another.

Where the New Golden Mile actually starts and ends

The name causes more confusion than it should. The New Golden Mile is not an administrative area and appears on no official map. It is a marketing term that stuck, covering the coastal strip that runs roughly from the western edge of Marbella down towards Estepona town, taking in El Paraíso, Cancelada, Selwo and everything between them.

Nobody selling here has a reason to tighten that definition. The wider it stays, the more properties can carry the name.

A property described as being on the New Golden Mile might be four hundred metres from the sand at El Paraíso, or two kilometres inland and above the motorway. The corridor covers something like twelve kilometres of coastline, and asking prices across it vary by a factor of three. Both of those properties are being marketed under the same three words.

So the question that decides the price is not whether a property sits on the New Golden Mile, but which part of it, how far from the sea, and which side of the A-7. Australy sits north of Selwo, inland, towards the Estepona end, and that is the position its pricing should be judged from rather than against anything closer to Marbella. Establishing exactly that is the first thing we do on any comparison we run for a client.

The neighbourhood behind the launch

Australy is not a standalone development. It is one piece of something considerably bigger.

It sits inside a much larger urban area, known administratively as Torrevigía and marketed as Vanian-Australy, covering 1.3 million square metres north of Selwo. More than 1,400 homes are planned across it. Alongside the housing there is an international school, sports facilities, supermarkets and leisure space, which is roughly what separates a neighbourhood from an estate.

the developer is responsible for around 900 of those homes and has already launched Vanian Views and Vanian Gardens, 296 between them. The launches on the New Golden Mile get reported one at a time, 42 here, 73 there, and nobody adds them up, which is a shame because the total is the only number that tells you what is really happening to supply.

Why one owner now builds most of it

Spain’s two largest listed housebuilders became one company on 5 March 2026, when a mandatory offer closed at 96.83% of the shares. The deal was valued at close to €950 million and lifted the combined land bank by more than 60%.

On paper that is a corporate story. On the ground it means the developer building Australy and the developer building Vanian are the same balance sheet, and that one company sets the pace, the specification and the pricing across more than 1,400 homes in a single new district of the New Golden Mile.

None of that is a criticism of the builder. It is a well run business, the product it delivers on the New Golden Mile is good, and consolidation was probably inevitable given how much of the Spanish market sat with two listed builders. It is simply a fact about supply, and buyers are entitled to know it before they are told a scheme is selling quickly.

What concentration does to price

A developer with one project has to sell it. A developer with 1,400 homes across a district does not have to sell any particular one this month.

One of them has to do a deal this quarter and the other does not, and that difference runs through everything else. When supply in an area is split between eight competing builders, they discount against each other and the buyer collects the benefit.

When it sits with one, releases can be staged, later phases can be priced upward as the neighbourhood fills, and the incentive to cut is very small. None of that is improper. It is what any sensible owner does with a large land bank. The owner of one plot has to sell it, while the owner of fourteen hundred can wait, and the waiting is what sets the price.

We advise our clients to purchase at the earliest available opportunity and it is the unit selection I would be spending my time on and not the timing of the purchase itself. With a project of this size the difference between the right aspect and the wrong one is worth more than any negotiation you might think you will win.

James Evans, Managing Partner, JUST Real Estate

The practical consequence is that waiting for the next phase here is unlikely to be rewarded with a better price. On the New Golden Mile it has generally been the reverse, and the half sold first phase at Thera is the current evidence for it.

There is a real argument the other way, and it deserves stating properly. A single developer building an entire district produces a far more coherent place than eight builders producing eight versions of one. The materials match across the streets. The landscaping is continuous rather than stopping at each boundary. You are not living beside a half finished scheme whose developer ran out of money in year two, which happened repeatedly along this coast between 2008 and 2013 and left concrete frames standing empty for a decade.

Buyers on the New Golden Mile are getting a better built neighbourhood out of the consolidation, and that is worth something real when you are choosing where to put your money. What they are unlikely to get alongside it is a bargain, and pricing a purchase here on the assumption that a discount will appear later is the one mistake worth avoiding.

What is already selling, and at what price

Libella came first, 67 homes of two and three bedrooms running from about 94 to 105 square metres, priced from €620,000. It has been delivered and only the last few remain, so anyone who wants Australy without waiting is buying there. Aures followed with 73 homes of two, three and four bedrooms from €672,000, with individual units currently listed between €762,000 and €936,000 and completion estimated for the third quarter of 2026. Thera is the newest of the three, 67 homes across two phases, and its first phase reached 50% before the second opened at all.

Those are asking prices at launch, not completed sales. No developer publishes the second number.

Set against them, new build in Estepona’s strongest pockets has already passed €7,000 per square metre, according to idealista’s news desk in January. That figure would have been read as a misprint in this municipality five years ago.

The number to watch on the New Golden Mile is not the asking price, though. It is absorption, meaning how quickly each phase actually clears. A scheme half sold before its second phase opens is telling you something real about demand. A scheme that has been ninety per cent sold for eleven months is telling you something quite different, and the marketing language for both is identical.

Estepona was the easy recommendation against Marbella because it was cheaper. Developers have concentrated in exactly the pockets where that gap was widest, and they are pricing into it. We set out where that leaves the two towns in Estepona vs Marbella, and nothing since has changed the direction. The quarterly numbers behind it sit in our Estepona market report.

The land Marbella no longer has

The reason this is happening in Estepona rather than west Marbella is unglamorous. There is almost no land left in Nueva Andalucía or on the Golden Mile at a price that supports building at volume, and there is a great deal of it north of Selwo.

Developers followed the land, as they always do. The A-7 puts the New Golden Mile about fifteen minutes from Puerto Banús and ten from Estepona town, which is why the corridor works commercially. Buyers who would once have insisted on a Marbella postcode have become noticeably relaxed about it, particularly when the alternative is a smaller apartment for the same money. The same logic pulled buyers up into Benahavís a decade ago.

The New Golden Mile is not one place, though, and treating it as one is how people end up disappointed. The stretch behind Selwo prices very differently from the parcels up towards the motorway, and a single average per square metre across the whole corridor tells you almost nothing useful.

Who is actually buying here

The buyer profile on the New Golden Mile has shifted, and it explains the specification. Ten years ago this corridor sold mainly to holiday buyers who wanted a second home within reach of Puerto Banús at a price Marbella would not offer. The coworking space in the Casa Club is not decoration. It is there because a meaningful share of purchasers now work from the property for part of the year, and that group cares about the international school and the supermarket far more than the previous one did.

That is also why the two, three and four bedroom mix matters. A holiday buyer takes two bedrooms. A family relocating takes four, and stays. For anyone weighing the New Golden Mile against the alternatives, our guide to Estepona covers the town itself, and the valuation calculator will tell you what your current property is worth if a move here is on the table.

The other Estepona, on the same maps

While Australy and Vanian go up, Estepona’s town hall has been processing licences for well over a thousand homes of vivienda de protección oficial. Fundación Vimpyca alone has applied to build 117 protected homes on municipal land at Camino de Cortes Sur.

These two things belong together even though they rarely appear in the same article. A coastal town needs to house the people who staff its restaurants, its schools and its clinics, and Estepona is building for both ends of that at once. It has run a strong budget position through the period, holding tax reductions while increasing infrastructure spending, which is the sort of administrative competence that shows up later as licences granted on time. For an off plan buyer that matters, because a predictable town hall is the difference between a delivery date that holds and one that slips.

Buying off plan at Australy

Everything at Australy is sold off plan, which on the New Golden Mile has been the better side of the trade for some years. The buyers who committed early at Libella and Aures bought at prices that no longer exist, and they did it with a bank guarantee on every instalment, which is a legal requirement in Spain and the reason off plan here carries far less risk than the phrase suggests to anyone arriving from another market. Our off plan guide sets out exactly what the contract should contain, and the rest of the coast’s current launches sit on our developments page.

There are two details worth settling early, and we can help you with both. Knowing precisely which phase you are entering tells you where you sit in the pricing sequence, because Libella, Aures and Thera are at different stages and the earlier ones have already moved. Choosing between units within a phase is where most of the value is won or lost.

The other is the community fee, which matters more than usual on a scheme with a spa, a gym and a gastrobar to run. Nobody can give you an exact figure before the community is formally constituted and the gardening and maintenance contracts go out to tender. What we can do is set it against what comparable schemes in Estepona actually charge, using fee records we have been building for years, which gets you close enough to budget properly.

Australy and the New Golden Mile, answered

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahávis property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

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According to Sifted, Spanish startups raised €4 billion in 2025, up from €3 billion in 2024, confirming that the Spain tech ecosystem is entering a more mature and internationally relevant phase. For Marbella and the wider Costa del Sol, this matters more than many people realise.

The growth of the Spain tech ecosystem is not simply a story about startups. It is increasingly connected to lifestyle migration, international talent, high-value employment, R&D investment and long-term demand for quality housing in well-connected coastal regions.

Why the Spain Tech Ecosystem Is Accelerating

The Spain tech ecosystem has moved into a different category over the past two years. Startup funding has increased, international founders are relocating to Spain and global companies are choosing the country as a European base for expansion. Reports suggest that Spanish startups raised €4 billion in 2025, compared with €3 billion in 2024. That increase is important because it shows investor confidence returning at a time when parts of the European startup market remain more cautious.

Spain is no longer being viewed only as a lifestyle destination. It is increasingly being viewed as a strategic operating base. The Spain tech ecosystem now benefits from several structural advantages operating at once: economic growth, international connectivity, competitive operating costs, renewable energy, strong lifestyle appeal and access to European, North African, Middle Eastern and Latin American markets.

For Marbella, it creates a second layer of demand beyond traditional tourism and second-home ownership.

Spain’s Stability Is Attracting International Companies

Spain is increasingly being positioned as a reliable European platform for companies seeking regulatory consistency, access to talent and market expansion. This has become particularly important since Brexit, with UK businesses looking for operational bases inside the European Union. Spain offers direct access to the EU market, strong transport links, improving digital infrastructure and a business environment that is increasingly open to international investment. The Spain tech ecosystem also benefits from the country’s broader economic momentum.

Spain’s growth rate has been reported at 2.8%, around double the Eurozone average, strengthening the case for companies considering expansion. Spain is becoming one of the few European markets where all three elements sit together convincingly.

Málaga Is Becoming a Serious Technology Hub

While Madrid and Barcelona remain the country’s dominant technology centres, Málaga is now emerging as one of Spain’s most important secondary hubs. Sifted highlights Málaga as a growing centre for semiconductors, technology talent and offshore development centres. The article also references Ebury, the fintech company, which opened a regional facility in Málaga in 2023 focused on technology talent and developer training.

Málaga is no longer simply the airport gateway to Marbella. It is becoming a genuine economic engine in its own right. The city now combines university talent, improved infrastructure, global connectivity, technology employers and a lifestyle proposition that is difficult for many northern European cities to match. As Málaga attracts more technology companies and higher-value employment, nearby lifestyle destinations such as Marbella, Benahavís and Estepona become increasingly attractive to senior executives, founders, remote workers and internationally mobile families.

Managing Partner James Evans notes, “The growth of Málaga as a technology hub is one of the most important long-term demand drivers for the Costa del Sol. Marbella is no longer only attracting retirees and second-home buyers. It is increasingly attracting business owners and internationally mobile professionals who want lifestyle without disconnecting from opportunity.”

AI, Renewable Energy and the Next Stage of Growth

Artificial intelligence is becoming one of the defining sectors within the Spain tech ecosystem. The growth of agentic AI companies and points to Barcelona-based Enginy as one of Southern Europe’s fastest-growing startups. Spain’s opportunity in AI is not necessarily to compete directly with the largest frontier model companies in the United States.

Instead, the opportunity lies in enterprise AI, applying artificial intelligence to existing industries where Spain already has scale. Those industries include tourism, banking, telecommunications, pharmaceuticals, logistics and real estate. This is where the Spain tech ecosystem could become especially relevant to Andalucía. The Costa del Sol already has deep exposure to tourism, hospitality, property, construction, mobility and professional services.

AI adoption across these sectors could drive productivity, improve service quality and create new business models.Spain’s solar and wind infrastructure gives the country a strong position as data centres and AI infrastructure require increasing amounts of energy. Regions with renewable power, available land and competitive energy costs are likely to become more strategically valuable over time.

Why Talent Retention Gives Spain an Advantage

In markets such as London, technology workers often move between companies quickly. Spain offers a different dynamic. When professionals secure strong roles in Spain, they often stay longer and for employers, this improves retention and reduces hiring friction.

This is particularly important in a world where companies are rethinking the cost and complexity of operating in more expensive cities. Spain offers a lower-cost, higher-lifestyle environment without sacrificing access to skilled professionals. Barcelona remains highly attractive to international founders. Madrid continues leading in fintech, deeptech and B2B software. Málaga is increasingly relevant for development centres and specialist technology operations.

Together, these cities are creating a more distributed Spain tech ecosystem, rather than one dominated entirely by the capital.

What the Spain Tech Ecosystem Means for Marbella Property

The connection between the Spain tech ecosystem and Marbella property is becoming increasingly direct. As Spain attracts more founders, investors, executives and technology professionals, residential demand becomes broader and more sophisticated. Technology entrepreneurs and internationally mobile professionals often look for different property characteristics. They need connectivity, workspace, privacy, airport access, international schools, year-round services, wellness infrastructure and high-quality lifestyle amenities. Marbella has strong international schools, private healthcare, luxury hospitality, established residential areas, golf, beach clubs, restaurants and access to Málaga Airport.

As Málaga’s technology economy grows, Marbella becomes a natural residential base for those who want the business access of Málaga with the lifestyle infrastructure of the Golden Mile, Nueva Andalucía, Sierra Blanca, Benahavís or Estepona. This is why the Spain tech ecosystem should be viewed as a long-term property market driver. It supports demand from buyers who are younger, professionally active and often wealth-generating rather than purely wealth-preserving.

Partner Alina Nouaimeh notes, “The buyer profile is changing. We are seeing more clients who are still actively building companies, investing internationally or working remotely. For them, Marbella is not an escape from work. It is a better base from which to live and operate.”

Why the Costa del Sol Is Becoming a Lifestyle and Business Base

The Costa del Sol has always been strong on lifestyle, what is changing is the business infrastructure around it. Málaga’s technology growth, improved connectivity, international investment and Spain’s broader economic momentum are turning the region into something more strategic. The Costa del Sol is becoming a place where people can live well, remain globally connected and access a growing business ecosystem and the Spain tech ecosystem reinforces that shift.

For Marbella, this creates a more resilient long-term demand base. Buyers are not only arriving for holidays. They are relocating, investing, working remotely, scaling businesses and building longer-term lives in the region which has direct implications for the property market.

Demand is likely to remain strongest for homes that support full-time living rather than occasional use. This includes properties with privacy, high-speed connectivity, office space, security, proximity to schools and access to lifestyle infrastructure.

The Forward View

The Spain tech ecosystem is still developing, but the direction is clear. Spain is attracting more startup funding, more international founders, more R&D investment and more global companies looking for European expansion platforms. Málaga is becoming one of the most important regional beneficiaries of this shift. For Marbella and the wider Costa del Sol, the implications are significant.

Technology growth brings talent. Talent brings income. Income supports housing demand. Housing demand supports long-term property values, particularly in areas where supply remains constrained and lifestyle quality remains high. The next phase of Marbella’s property market will not be driven by tourism alone. It will increasingly be shaped by international mobility, entrepreneurship, technology, remote work and lifestyle-led business migration and that is why the Spain tech ecosystem matters.

It is not just changing Spain’s economy. It is helping redefine the future buyer profile of the Costa del Sol.

Download the JUST Q1 2026 Marbella Property Market Report

If you’re planning to buy, sell or invest on the Costa del Sol during 2026, this report provides one of the most comprehensive independent analyses currently available.

Inside you’ll discover:

• Exclusive analysis of Marbella, Estepona and Benahavís

• Official data from Spain’s leading statistical organisations

• Pricing trends and buyer behaviour

• Foreign investment insights

• Luxury market performance

• Development pipeline analysis

• Rental market trends

• Expert commentary and our outlook for the remainder of 2026

Download your complimentary copy today and discover why the Costa del Sol continues to outperform many of Europe’s leading residential markets.

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahavís property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

Mijas Pueblo · JUST-00992P

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,250,000

Mijas · JUST-239312

4 bedroom villa for sale in Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,050,000

Mijas · CP82828

2 bedroom apartment for sale in Mijas

• 2 beds
• 2 baths

€649,000

Mijas · 5859MLV

6 bedroom villa for sale in Mijas

• 6 beds
• 4 baths
• Plot: 658 m²
• Interior: 360 m²

€1,395,000

Valtocado - Mijas · 428-05408P

5 bedroom house for sale in Valtocado, Mijas

• 5 beds
• 4 baths
• Plot: 41,000 m²
• Interior: 378 m²

€2,600,000

Mijas · MOJO26010

4 bedroom town house for sale in Mijas

• 4 beds
• 4 baths
• Interior: 252 m²

€899,000

Mijas Pueblo · MOJO26006

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 1,974 m²

€2,250,000

Mijas La Nueva · RHS44

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• Plot: 804 m²

€465,000

Loma del Flamenco - Mijas · 361-12699P

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• Plot: 847 m²

€250,000

Mijas · 855-00152P

Plot for sale in Mijas

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Mijas · 855-00151P

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• Plot: 1,930 m²

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Mijas · 855-00150P

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• Plot: 1,613 m²

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If you are considering buying, selling or investing on the Costa del Sol this year, understanding what is really happening beneath the headlines has never been more important.

Our latest JUST Real Estate Marbella Property Market Report brings together official data from Registradores de España, the Colegio de Registradores, INE, Tinsa, Notariado and other trusted sources to provide one of the most comprehensive independent analyses of the Golden Triangle property market available today.

Download the FREE Marbella Property Market Q1 2026 Report and discover why Marbella, Estepona and Benahavís continue attracting buyers from around the world despite a changing global economic landscape.

The Costa del Sol Market Is Entering a New Phase

One of the biggest misconceptions surrounding today’s property market is that fewer transactions automatically signal a weakening market. They do not.

Our Q1 2026 Marbella Property Market Report shows that activity across the Golden Triangle has moderated from the extraordinary levels recorded throughout 2024 and 2025. Those years were fuelled by post-pandemic relocation, improving mortgage conditions, exceptionally strong international migration and significant pent-up demand. Markets rarely sustain that pace indefinitely. Instead, Q1 2026 reflects what many professionals would consider a healthy market normalisation rather than the beginning of a downturn. Buyers have become more analytical, negotiations are taking longer and pricing expectations are becoming increasingly important, but demand itself remains firmly intact.

Managing Partner James Evans explains, “What we’re seeing is a market becoming more intelligent. Buyers are still there, but they’re asking better questions, comparing more options and making decisions based on value rather than urgency. That creates a healthier market for everyone.”

This shift is particularly noticeable within the €1 million to €3 million segment, where buyers now have more choice than they have enjoyed over the previous two years.

The Headlines Only Tell Part of the Story

At first glance, quarterly transaction figures appear dramatic. However, statistics without context can often be misleading.

Throughout the report we analyse exactly why sales volumes have reduced while prices have remained remarkably resilient. We also explain why many of today’s completed transactions actually represent reservations made 18 to 24 months ago, particularly within the new-build sector.

That distinction is essential when interpreting quarterly housing data and is frequently overlooked in mainstream market commentary. The report also examines how international demand continues insulating the Costa del Sol from purely domestic market conditions, making Marbella one of Europe’s most internationally diversified residential markets.

Rather than focusing purely on transaction numbers, our analysis explores the broader forces shaping today’s market, including supply shortages, infrastructure investment, branded residences, migration trends and changing buyer behaviour.

International Buyers Continue Supporting the Costa del Sol

One of the defining characteristics of the Marbella property market remains its international appeal. Foreign demand continues to provide one of the strongest foundations supporting residential values across the region.

According to the latest official data analysed within our report, Málaga Province recorded a foreign buyer participation rate of 34.3% during the first quarter of 2026, more than double the Spanish national average. That makes the Costa del Sol one of the most internationally driven residential markets anywhere in Europe. Buyers continue arriving from Northern Europe, North America and the Middle East, attracted by lifestyle, connectivity, climate, healthcare, education and long-term wealth preservation.

Partner Alina Nouaimeh notes, “Marbella’s appeal today extends far beyond second-home ownership. Increasingly, buyers are relocating permanently, running businesses remotely or viewing property here as a long-term strategic investment.” This diversification of demand has become one of the market’s greatest strengths.

Unlike many domestic housing markets that rely primarily on local economic conditions, Marbella benefits from multiple international demand drivers operating simultaneously.

Three Markets, Three Different Stories

Although Marbella, Estepona and Benahavís are often grouped together under the “Golden Triangle” banner, each municipality is following its own unique trajectory. Marbella remains the region’s benchmark luxury market, supported by limited land supply, internationally recognised branded residences and some of Europe’s highest concentrations of prime residential property.

Estepona continues benefiting from large-scale regeneration, modern infrastructure, new development and exceptional value relative to neighbouring municipalities. It remains one of Spain’s most active development markets while attracting buyers from an increasingly diverse range of countries. Benahavís, meanwhile, continues demonstrating why it has become one of the Costa del Sol’s premier luxury destinations, combining low-density living, internationally recognised golf communities and some of the highest average transaction values in Andalucía.

Rather than presenting one overall market picture, the report examines each municipality individually, allowing buyers and investors to understand where opportunities differ and why.

Supply Remains the Market’s Biggest Challenge

If there is one theme that appears consistently throughout every section of the Marbella Property Market report, it is supply. Despite continued construction activity across the Costa del Sol, new housing delivery remains insufficient to satisfy long-term demand, particularly within established prime locations. Planning restrictions, limited development land and lengthy approval processes continue restricting the number of new homes entering the market.

At the same time, branded residences and luxury developments continue achieving exceptionally strong reservation levels long before completion. This imbalance between demand and available supply remains one of the primary reasons residential values have proven so resilient despite lower transaction volumes.

The report explores how this shortage differs across the Marbella Property Market and what it could mean for buyers over the coming years.

What Buyers and Investors Should Expect During the Rest of 2026

If the first quarter has demonstrated anything, it is that the Costa del Sol property market is becoming increasingly sophisticated. The days of buyers committing to properties within hours of viewing are becoming less common. Today’s purchasers are conducting deeper research, comparing locations more carefully and expecting greater value from every investment decision.

More balanced markets often create better opportunities for both buyers and sellers. Buyers have greater choice, more negotiating power and additional time to make informed decisions. Sellers who understand current market conditions and price realistically continue to achieve excellent results, particularly when offering high-quality homes in established locations.

The report explores these changing dynamics in detail, helping readers understand where negotiating opportunities exist, which sectors remain highly competitive and where pricing continues to strengthen despite lower transaction volumes.

Beyond the Headlines, The Data That Matters

Much of the national media focuses on headline transaction figures. While those statistics are important, they rarely tell the full story.

The JUST Q1 2026 Marbella Property Market Report goes significantly deeper, analysing the data that serious buyers, investors and property owners actually need to make informed decisions. Inside the report you’ll find:

• Municipality-by-municipality market analysis

• Official transaction volumes for Marbella, Estepona and Benahavís

• Average sales prices and transaction values

• New build versus resale market performance

• Foreign buyer activity and demographic trends

• National and regional economic indicators

• Interest rate and mortgage analysis

• Rental market performance

• Luxury development pipeline updates

• Branded residences market analysis

• Our outlook for the remainder of 2026

Rather than relying on opinion, every section is supported by official market data and interpreted through the experience of a team actively advising buyers and sellers across the Costa del Sol every day.

Why Official Data Matters

At JUST Real Estate, we believe market commentary should be evidence-led rather than opinion-led.

That is why every quarterly Marbella Property Market report is built using official statistics from organisations including the Colegio de Registradores, the Spanish National Statistics Institute (INE), Notariado, Tinsa, Banco de España and other recognised industry sources. The analysis combines those datasets with our own observations from daily activity across Marbella, Estepona and Benahavís, allowing readers to understand not only what is happening, but why it is happening.

This combination of quantitative data and practical market knowledge provides a much clearer picture than headline statistics alone.

Whether you are considering purchasing your first property on the Costa del Sol, expanding an investment portfolio or simply monitoring market conditions, understanding the context behind the numbers is increasingly important.

Why Thousands of Buyers Download Our Reports

Every quarter, our market reports are read by private buyers, developers, family offices, property investors, relocation specialists and professionals looking for independent insight into one of Europe’s most dynamic residential markets.

Unlike many reports that simply recycle publicly available statistics, the JUST Marbella Property Market Report interprets the data, identifies emerging trends and explains how they may influence future buying and selling decisions. It also places local market performance within a broader national and international context, helping readers understand how the Costa del Sol compares with wider Spanish and European residential markets.

Managing Partner James Evans comments, “Reliable market intelligence has become one of the most valuable assets for buyers today. Our aim isn’t simply to present statistics, it’s to explain what those numbers actually mean for someone making a property decision.”

Download the JUST Q1 2026 Marbella Property Market Report

If you’re planning to buy, sell or invest on the Costa del Sol during 2026, this report provides one of the most comprehensive independent analyses currently available.

Inside you’ll discover:

• Exclusive analysis of Marbella, Estepona and Benahavís

• Official data from Spain’s leading statistical organisations

• Pricing trends and buyer behaviour

• Foreign investment insights

• Luxury market performance

• Development pipeline analysis

• Rental market trends

• Expert commentary and our outlook for the remainder of 2026

Download your complimentary copy today and discover why the Costa del Sol continues to outperform many of Europe’s leading residential markets.

The Costa del Sol property market continues to evolve, but informed decisions begin with reliable data. Download the JUST Q1 2026 Marbella Property Market Report today and gain exclusive insight into one of Europe’s most resilient and internationally driven residential markets.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

FAQ

Is the JUST Market Report free to download?

Yes. The report is available as a complimentary download and provides professional analysis of the Marbella, Estepona and Benahavís property markets.

Who is the report designed for?

The report is written for buyers, sellers, investors, developers, relocation clients, family offices and anyone seeking accurate, data-led insight into the Costa del Sol property market.

Where does the data come from?

Our analysis uses official information from Registradores de España, INE, Notariado, Tinsa, Banco de España and other recognised industry sources, combined with our own market observations and research.

How often is the report updated?

JUST Real Estate publishes a comprehensive market report every quarter, ensuring readers have access to the latest available market intelligence.

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

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Read the Full Q1 2026 Report

This post announced the release. The full analysis now lives on our Marbella property market report, which always carries the current edition and archives every previous quarter.

This edition also covers Estepona and Benahavis, which behave very differently to Marbella. Read the Estepona analysis and the Benahavis analysis for those municipalities.

For JUST Real Estate, who were fortunate enough to attend as guests throughout the tournament, it was clear that the Reserve Cup has evolved considerably since its inaugural edition. Bigger crowds, stronger player line-ups, the introduction of women’s competition and confirmation of its long-term future in Marbella all point towards an event with significant growth potential.

What is the Reserve Cup?

Unlike traditional professional tournaments, the Reserve Cup is built around a team format designed to maximise entertainment, player interaction and fan engagement. The event brings together many of the sport’s biggest names in a Ryder Cup-style environment where players compete for their respective teams rather than individual rankings. Hosted at the world-renowned Puente Romano Tennis Club, which has increasingly become one of Europe’s premier venues for racket sports, the tournament combines elite competition with hospitality, lifestyle experiences and celebrity participation.

The format creates an atmosphere that feels very different from conventional professional padel tournaments. The focus is as much on spectacle and fan experience as it is on the final result.

The Introduction of Women’s Competition

The biggest development for 2026 was the addition of the Reserve Cup’s first-ever women’s competition. This was a significant milestone for the event and one that added genuine sporting quality to the programme. The decisive women’s match featured Alejandra Salazar and Tamara Icardo representing Team Reserve against Ale Alonso and Lara Arruabarrena for Team Sierra Blanca Estates.

In one of the most entertaining contests of the weekend, Alonso and Arruabarrena secured victory 4-6, 6-4, 11-9 in a dramatic super tie-break. The quality of play demonstrated that the women’s competition was far more than a symbolic addition. It quickly became one of the highlights of the tournament and is expected to become a permanent fixture going forward.

Partner Alina Evans notes, “The women’s matches brought another dimension to the event. The level was exceptional and it felt like a natural evolution for the tournament.”

Team Sierra Blanca Estates Claims the Title

The overall title was secured by Team Sierra Blanca Estates after a dramatic final day that perfectly captured the spirit of the Reserve Cup format. Following two closely contested opening days, the competition remained finely balanced heading into Friday’s decisive session. With both teams still within reach of victory, every match carried significant weight and the atmosphere around Centre Court reflected the importance of the occasion. The breakthrough came in the opening women’s match, where Ale Alonso and Lara Arruabarrena delivered a crucial victory for Team Sierra Blanca Estates against Alejandra Salazar and Tamara Icardo. The match went all the way to a super tie-break before Alonso and Arruabarrena prevailed 4-6, 6-4, 11-9, giving their team valuable momentum.

Attention then turned to the headline encounter of the afternoon. Arturo Coello and Javi Garrido, stepping in for the injured Coki Nieto, faced the much-anticipated pairing of Ale Galán and Leo Augsburger. After dropping the opening set, Coello and Garrido produced an impressive comeback, winning 1-6, 6-0, 10-6 and effectively securing the trophy for Team Sierra Blanca Estates before the final match of the tournament had concluded. With the title already decided, Jon Sanz and Javi Leal completed the afternoon with another victory for Team Sierra Blanca Estates, defeating Lucas Bergamini and Gonzalo Alfonso 6-3, 6-4.

The triumph capped a memorable week for Team Sierra Blanca Estates and provided a fitting conclusion to a tournament that delivered world-class padel, dramatic matches and one of the strongest atmospheres seen at Puente Romano since the event was first launched.

The Galán and Augsburger Partnership Everyone Wanted to See

The most anticipated match of the weekend featured an experimental pairing that had generated considerable discussion throughout the padel world. Ale Galán teamed up with Leo Augsburger to represent Team Reserve against Arturo Coello and Javi Garrido, who stepped in following the injury withdrawal of Coki Nieto.

Much of the intrigue came from seeing Galán return to the right-hand side of the court while partnering Augsburger after previous tensions between the players had attracted attention within the sport. After losing the opening set 1-6, Coello and Garrido produced a remarkable comeback, winning the second set 6-0 before taking the super tie-break 10-6 to secure a crucial point for Team Sierra Blanca Estates.

It proved to be one of the defining moments of the tournament and one of the matches spectators will remember most from the 2026 edition.

Carlos Alcaraz and the Celebrity Factor

Part of what makes the Reserve Cup unique is its ability to attract high-profile personalities from far beyond the world of padel. Friday’s programme saw the attendance of world tennis superstar Carlos Alcaraz, who spent time enjoying the event and meeting players.

He was joined by a number of well-known figures including Sergio Busquets, Carlos Moyà, Patrick Rafter, Spain basketball coach Sergio Scariolo, footballer Dean Huijsen, Real Madrid midfielder Dani Ceballos and singer Ana Mena. The presence of so many internationally recognised names reflects both the growing popularity of padel and Marbella’s unique ability to attract world-class talent across multiple industries.

Managing Partner James Evans comments, “What stood out was not only the quality of the sport but the atmosphere around it. Reserve Cup feels like a sporting event built specifically for Marbella.”

Reserve Cup Confirmed in Marbella Until 2030

Perhaps the most significant announcement came during the closing ceremony. Lisandro Vieytes, Deputy Mayor of Marbella, confirmed that Reserve Cup will remain in Marbella for at least the next four years, securing its future in the city until 2030. This announcement provides long-term stability for the event and gives organisers the confidence to continue investing in growth, infrastructure and international promotion.

Tournament founder Wayne Boich also highlighted the strong relationship between the event and Marbella, describing the city as a special destination for the competition. The confirmation is particularly important given Marbella’s recent recognition as one of Europe’s leading destinations for hosting major sporting events.

By the time the tournament reaches 2030, Marbella may well be hosting one of the most important annual events in international padel.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

Mijas Pueblo · JUST-00992P

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,250,000

Mijas · JUST-239312

4 bedroom villa for sale in Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,050,000

Mijas · CP82828

2 bedroom apartment for sale in Mijas

• 2 beds
• 2 baths

€649,000

Mijas · 5859MLV

6 bedroom villa for sale in Mijas

• 6 beds
• 4 baths
• Plot: 658 m²
• Interior: 360 m²

€1,395,000

Valtocado - Mijas · 428-05408P

5 bedroom house for sale in Valtocado, Mijas

• 5 beds
• 4 baths
• Plot: 41,000 m²
• Interior: 378 m²

€2,600,000

Mijas · MOJO26010

4 bedroom town house for sale in Mijas

• 4 beds
• 4 baths
• Interior: 252 m²

€899,000

Mijas Pueblo · MOJO26006

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 1,974 m²

€2,250,000

Mijas La Nueva · RHS44

Plot for sale in Mijas La Nueva, Mijas

• Plot: 804 m²

€465,000

Loma del Flamenco - Mijas · 361-12699P

Plot for sale in Loma del Flamenco, Mijas

• Plot: 847 m²

€250,000

Mijas · 855-00152P

Plot for sale in Mijas

• Plot: 997 m²

€395,000

Mijas · 855-00151P

Plot for sale in Mijas

• Plot: 1,930 m²

€500,000

Mijas · 855-00150P

Plot for sale in Mijas

• Plot: 1,613 m²

€595,000

The latest construction update confirms significant progress across multiple phases of the project, with underground infrastructure nearing completion and major structural works now visibly transforming the town centre. For residents, investors and property owners alike, the project represents far more than a new public space. It is another step in Estepona’s remarkable transformation from traditional coastal town to one of Spain’s most successful urban regeneration stories.

A Project Designed to Reconnect Estepona

The new boulevard forms part of a wider vision that has been reshaping Estepona over the past decade. The development is designed to connect the Mediterranean seafront promenade with the town’s historic centre, known as the “Jardín de la Costa del Sol”, creating a seamless pedestrian experience between old and new Estepona. This may sound straightforward, but the long-term implications are significant.

Successful urban environments increasingly prioritise walkability, connectivity and public space over vehicle dominance. Estepona has embraced this philosophy more aggressively than almost any municipality on the Costa del Sol. The result has been a town that feels increasingly liveable, attractive and valuable.

The boulevard strengthens that strategy by creating a direct connection between the beachfront and the commercial heart of the municipality while introducing new civic spaces that will serve residents throughout the year.

Construction Progress Moving Ahead of Expectations

According to the latest update, underground utility installations are now approximately 90% complete. These works include essential infrastructure such as:

• Electricity networks
• Telecommunications systems
• Drinking water infrastructure
• Irrigation networks
• Drainage systems

Foundation works have reached approximately 50% completion, while construction of the first-floor slab has progressed to around 30%. Roof slab works have now commenced, marking another visible milestone in the project timeline. While much of this work remains hidden beneath the surface, it is arguably the most important aspect of the development.

Modern infrastructure creates the foundation for future growth, increases capacity and improves the long-term functionality of surrounding neighbourhoods.

Improved Connectivity During Construction

One of the more impressive aspects of the project has been the municipality’s effort to maintain accessibility during the construction phase. Pedestrian access through Avenida San Lorenzo has already reopened, helping preserve movement throughout the area. Additional connections from Juan Carlos I and Avenida España are expected to open during the summer, further reducing disruption and improving access to surrounding businesses and residential areas.

Landscaping works have also begun around the Alborán building, providing the first visible indication of how the finished environment will eventually appear.

More Than a Boulevard

What distinguishes this project from many infrastructure schemes is the scale of additional improvements being delivered alongside it. The development includes:

• More than 300 underground parking spaces
• New public plazas
• Pedestrian promenades
• Water features
• Green spaces and parks
• Dedicated cycling infrastructure
• Electric vehicle charging facilities
• Motorcycle parking areas
• Taxi and transport connections
• Commercial loading zones

These elements collectively create an entirely new urban environment rather than simply a road or pedestrian route. Importantly, the underground parking component continues Estepona’s highly successful municipal parking model, where residents and visitors can access centrally located parking facilities at heavily subsidised rates.

This has become one of the municipality’s most appreciated initiatives and has played a significant role in supporting local commerce and tourism.

A Vision Beyond Tourism

Perhaps the most impressive aspect of Estepona’s transformation is that it extends beyond tourism. Many coastal municipalities focus almost exclusively on attracting visitors. Estepona’s approach has been broader, creating a town designed equally for residents, businesses, families and investors. The boulevard project reflects that philosophy perfectly. It is designed to improve daily life rather than simply create another tourist attraction. That distinction matters because places that work well for residents generally perform better for visitors and property investors as well.

As the project continues advancing through 2026 and beyond, it will become another visible example of why Estepona has emerged as one of the Costa del Sol’s strongest long-term growth stories.

Examples Using Marbella Rental Figures

The ability to review rents annually provides landlords with an important safeguard, particularly in a market where maintenance costs, insurance premiums, community fees and taxation have all experienced upward pressure. However, the strongest investment strategies rarely focus solely on maximising short-term returns. Retaining high-quality tenants, minimising vacancy periods and fostering positive landlord-tenant relationships often prove equally valuable over the long term.

Managing Partner James Evans comments, “Many owners instinctively look at the maximum increase permitted, but the right decision often depends on the broader context. Tenant quality, renewal prospects and long-term objectives should all form part of the conversation.”

Marbella’s rental market remains fundamentally robust, underpinned by international demand, lifestyle migration and a limited supply of quality accommodation. Yet regulatory change continues to reshape the landscape. Understanding how and when rent reviews may be applied has therefore become an increasingly important aspect of professional property ownership.

For landlords, clarity brings confidence. Whether managing a single apartment or an extensive portfolio, taking the time to understand the Spain Rent Increase 2026 rules ensures decisions are both legally compliant and commercially sound.

Research enquiries:
James Evans — Managing Partner
📞 +34 643 390 376 | ✉️ james@justrealestate.es

Sales enquiries:
Alina Nouaimeh — Partner
📞 +34 600 689 749 | ✉️ alina@justrealestate.es

Our latest listings

View our latest listings of luxury properties for sale, where sophistication and comfort come together for an exceptional living experience.

Mijas Pueblo · JUST-00992P

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,250,000

Mijas · JUST-239312

4 bedroom villa for sale in Mijas

• 4 beds
• 4 baths
• Plot: 580 m²
• Interior: 150 m²

€2,050,000

Mijas · CP82828

2 bedroom apartment for sale in Mijas

• 2 beds
• 2 baths

€649,000

Mijas · 5859MLV

6 bedroom villa for sale in Mijas

• 6 beds
• 4 baths
• Plot: 658 m²
• Interior: 360 m²

€1,395,000

Valtocado - Mijas · 428-05408P

5 bedroom house for sale in Valtocado, Mijas

• 5 beds
• 4 baths
• Plot: 41,000 m²
• Interior: 378 m²

€2,600,000

Mijas · MOJO26010

4 bedroom town house for sale in Mijas

• 4 beds
• 4 baths
• Interior: 252 m²

€899,000

Mijas Pueblo · MOJO26006

4 bedroom villa for sale in Mijas Pueblo, Mijas

• 4 beds
• 4 baths
• Plot: 1,974 m²

€2,250,000

Mijas La Nueva · RHS44

Plot for sale in Mijas La Nueva, Mijas

• Plot: 804 m²

€465,000

Loma del Flamenco - Mijas · 361-12699P

Plot for sale in Loma del Flamenco, Mijas

• Plot: 847 m²

€250,000

Mijas · 855-00152P

Plot for sale in Mijas

• Plot: 997 m²

€395,000

Mijas · 855-00151P

Plot for sale in Mijas

• Plot: 1,930 m²

€500,000

Mijas · 855-00150P

Plot for sale in Mijas

• Plot: 1,613 m²

€595,000

The Data Behind This

Regeneration is a large part of why Estepona has outgrown its neighbours. The Estepona property market report covers the effect on transaction volumes and values.