Costa del Sol Property Market 2026: Are Prices Too High?

Property prices in Marbella are reaching record levels, Estepona has seen rapid growth, and new phases of developments often come onto the market at higher prices than the previous ones.

Prices are higher, but demand has not disappeared

According to Idealista data from August 2026, the average asking price in Marbella was €5,956 per square metre, 4% higher than a year earlier. In Estepona, the average reached €4,961 per square metre, representing annual growth of 17.4%. In Benahavís, the average asking price was €5,553 per square metre. These figures reflect asking prices, not actual transaction prices. During the first half of this year, 3,422 residential property transactions were completed across Marbella, Estepona and Benahavís, 20.7% fewer than during the same period a year earlier. At the same time, the average transaction price per square metre did not fall but rose by 15.5%, reaching €4,366. In other words, fewer transactions are taking place, but price levels remain strong. Buyers have not disappeared from the market; they have become more selective. International demand continues to have a significant impact. Based on data for the past 12 months, international buyers accounted for 61% of buyers in Marbella, 68% in Estepona and 85% in Benahavís. Across Málaga province as a whole, foreign buyers accounted for 32.8% of residential property purchases in 2025, the second-highest share among Spanish provinces after Alicante.

The average price on the Costa del Sol tells you very little

Price differences across the Costa del Sol property market can be substantial. In Marbella, for example, the average asking price in San Pedro de Alcántara was €4,600 per square metre in August 2026, while in Nagüeles and the Golden Mile area it reached €8,336 per square metre.

A property's value is not determined simply by whether the listing says Marbella, Estepona or Mijas. The specific street, views, orientation and sunlight, walking distance to the beach, traffic, condition of the residential community, construction quality and future supply in the area can all have a significant impact. Two apartments located just half a kilometre apart may have very different values, both as homes and as investments.

A high price is not always justified

After several years of strong price growth, there are also properties on the market where sellers' expectations have moved ahead of the actual market. It is therefore important to distinguish between the asking price and the underlying value of a property. A beautifully renovated apartment does not automatically justify any price premium, and a new-build property is not necessarily a good investment simply because it is new.

On a €500,000 purchase, an 8% difference in price already amounts to €40,000. If the purchase price is unjustifiably above the market level, that money may be difficult to recover when the property is eventually sold.

Where might Estonian buyers find opportunities today?

Estepona and the New Golden Mile. Estepona remains an interesting market, but it can no longer be regarded simply as a cheaper alternative to Marbella. By August 2026, the area's asking-price index had risen by 17.4% year on year. At the same time, there is still more new development taking place here, alongside active investment in infrastructure and the urban environment. This makes it particularly important to compare individual developments and micro-locations carefully.

Mijas Costa and La Cala. The average asking price in Mijas was approximately €3,711 per square metre in August, still clearly below Marbella. However, annual price growth was 8.9%. The area may appeal to buyers who value convenient access to Málaga Airport, a year-round living environment and a lower entry price than Marbella.

Manilva and the western Costa del Sol. In Manilva, the average asking price was approximately €3,035 per square metre, with annual growth of 11.3%. The lower price level allows buyers to get more space for the same budget, but this makes it even more important to assess proximity to services, year-round demand, running costs and the property's future resale potential.

Marbella. A good buying opportunity does not necessarily mean a new development. A well-located resale property can also be attractive if it is realistically priced or offers potential to increase its value through thoughtful renovation. Established areas with limited scope for new supply are particularly worth considering.

What should you consider before travelling to Spain?

1. Define the purpose of your purchase. Are you looking for a winter home, a family holiday property, a rental property, a long-term investment, or a combination of these? The same budget can lead to very different locations depending on your objective.
2. Calculate your total budget, not just the purchase price. Taxes and transaction costs, possible furnishing or renovation expenses, and ongoing monthly costs all need to be taken into account.
3. Choose the right areas first. How important are walking distance to the beach, proximity to the airport, golf, international schools, sea views, a quiet environment or year-round rental demand? Clear priorities help avoid viewing dozens of properties that are difficult to compare meaningfully.
4. Check whether the asking price reflects the property's value. Compare similar listings and recent transactions, and assess the condition of the property, the residential community and future supply in the area. Good photographs can make a listing attractive, but they do not tell you whether the property represents a good purchase.
5. Understand whose interests each party represents. Buyers should form an independent view of the price, documentation, technical condition and negotiations. This is particularly important when most of the preparation takes place from Estonia and there are only a few days available for property viewings in Spain.

There are still good buying opportunities on the Costa del Sol, but they are not evenly distributed across all areas, developments or price ranges. The higher prices rise, the more important it becomes to understand the real value of the individual property.

Considering buying property on the Costa del Sol?

If you are planning to buy but are not yet sure whether to focus on Marbella, Estepona, Mijas or the western Costa del Sol, send us your approximate budget, the purpose of your purchase and your preferred timeframe. Based on these, we can discuss which areas are worth considering for your needs and which types of properties may require greater caution.

We help buyers compare areas and properties, analyse price levels, negotiate terms and coordinate the purchasing process with local professionals.

If buying a property in Spain first requires the sale of your home or another property in Estonia, Nove Kinnisvara can assist with both transactions. This allows the sale in Estonia and the purchase in Spain to be carefully coordinated and timed.

I will be in Estonia until mid-October. If you would like to discuss your plans, suitable areas and available options in more detail, I would be happy to meet with you. Get in touch and we can arrange a convenient time.

Reelika Andresson
Nove Kinnisvara
reelika.andresson@novekinnisvara.ee

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