Costa del Sol property prices per m² by area: asking vs notary, October 2026

Published 2 July 2026 · Updated 18 October 2026

First published in July 2026; updated with figures pulled on 18 October 2026.

In Marbella, 1,498 homes are for sale on PropertyList with a median asking price of €6,311/m². The notaries' average for the whole municipality, over the 12 months to 1 October 2026, is €4,789/m², from 3,909 sales. Asking sits 32% above that average, and every other area below has its own gap.

The figures by area

Asking is the median price per m² of homes for sale on PropertyList on 18 October 2026. The notary average is the Price Oracle figure for the municipality, 12 months to 1 October 2026. Click a notary figure to open its public attestation page.

Area	Listings	Median asking €/m²	Notary average €/m² (municipality)	Sales behind the notary figure	Asking above notary
Marbella	1,498	€6,311	€4,789	3,909	32%
Nueva Andalucía	410	€6,322	€4,789 (Marbella's)	3,909	32%
Puerto Banús	125	€7,813	€4,789 (Marbella's)	3,909	63%
San Pedro de Alcántara	196	€5,692	€4,789 (Marbella's)	3,909	19%
Estepona	779	€5,102	€3,514	3,183	45%
Benahavís	478	€6,064	€4,716	623	29%
Mijas	450	€3,774	€3,043	3,244	24%
Sotogrande (San Roque, Cádiz)	77	€4,466	€2,878 (San Roque's)	859	55%
Málaga (city)	67	€5,083	€3,186	6,208	60% (thin asking sample: 67 listings)

The percentage is the median asking price divided by the notary average, minus one, rounded. For Nueva Andalucía, Puerto Banús, San Pedro and Sotogrande it compares a sub-area's asking median with the figure for its whole municipality, so it is not like for like. It is not the discount a buyer will get on any home.

What the two numbers are

The asking median comes from live for-sale listings on PropertyList, all property types. It shows what sellers are asking today. The notary average comes from deeds signed before Spanish notaries (source: Consejo General del Notariado), as the average price per m² of homes sold in a whole municipality over 12 months. Price Oracle figures exist per municipality only, so Nueva Andalucía, Puerto Banús and San Pedro share Marbella's figure, and Sotogrande shares San Roque's. A notary average is not the price of any one home.

Area notes

• Puerto Banús has the highest asking median in the table, €7,813/m², set against Marbella's municipal figure.
• San Pedro de Alcántara has the smallest gap, 19%.
• Benahavís' notary average rests on 623 sales, far fewer than Marbella's 3,909.
• Sotogrande sits in San Roque, in Cádiz province, so its notary figure is San Roque's.
• Málaga's asking median rests on only 67 listings, so read its 60% gap with care.

Why asking sits above the notary average

The two numbers measure different things. Asking prices are what sellers hope to get for homes on the market today. The notary average covers every home sold in the municipality over a year, from small flats to villas.

The mix differs too. What is for sale now is not the same mix as what sold. Timing differs as well: the notary figure covers the past 12 months, while asking prices are today's.

Some homes also sell below their asking price, and some never sell.

What it means for buyers

Use the notary average as a reference point for the municipality, then compare it with the homes you are actually viewing. A listing priced above the average may still be fair if it is newer, better finished or better placed than the typical home sold; one priced below it may be older or need work.

Ask the listing agent about recent sales of similar homes nearby. For a figure on one home, use an accredited valuer (tasador).

What it means for sellers

Buyers can open the same notary figures, so expect them to compare your asking price with the municipal average. Know what separates your home from the typical sale in your municipality, and be ready to say so.

Ask your agent for recent sales of comparable homes in your street or urbanisation. Those are closer to your home than a municipality-wide average. The notary average alone does not value your home.

Check the figures yourself

The notaries run a public price portal, the Portal Estadístico del Notariado, launched on 23 October 2025. It is free to browse, and a free registration is needed for detail and downloads. It shows the average price per m², the number of sales, the average amount and the average size of homes sold over a rolling 12 months, by municipality or postcode. It publishes no asking prices.

Each Price Oracle figure above links to the attestation page for its municipality, which anyone can open. For live listings, search propertylist.es/en.

FAQ

Is the notary average the price of a home in the area?

It is the average price per m² of homes sold across the whole municipality in the 12 months to 1 October 2026, from deeds signed before notaries. It is not the price of any one home, and it is not a price for a sub-area such as Puerto Banús.

Why do Nueva Andalucía, Puerto Banús and San Pedro show the same notary figure?

Price Oracle figures are per municipality. All three are in Marbella, so they take Marbella's €4,789/m². Sotogrande takes San Roque's €2,878/m² in the same way.

Does the gap tell me how much I can negotiate?

No. The gap compares today's asking median with a 12-month average over a different mix of homes. Some homes sell below asking and some never sell, so the gap says nothing about the discount on a given home.

Do the figures show taxes on a purchase?

No. The table covers price per m² only. Tax rules are separate, so ask a lawyer or gestor about the taxes on a purchase or sale.

Bottom line

In Marbella, Estepona, Benahavís and Mijas, the median asking price sits 24% to 45% above the notary average for the municipality. Use the notary figure as the reference and the home you are selling or viewing as the comparison.