Updated in September 2026 — data verified on that date.

Property prices on the Costa del Sol in 2026: a detailed comparison by area

Property prices on the Costa del Sol cannot be summarised by a single average: between a flat in Arroyo de la Miel and a penthouse on the Golden Mile, the difference per square metre exceeds a ratio of 1 to 2.5. This page compiles data published in September 2026 by idealista (asking prices, August 2026), the INE (price index, 2nd quarter 2026) and the Colegio de Registradores.

This comparison forms part of our guide to budgeting and financing a property purchase in Spain, which is part of our feature on buying property on the Costa del Sol. NOMA, a French-speaking buyer’s agent working exclusively on behalf of the buyer, uses these figures to advise its French and Belgian clients whether an asking price is in line with the market.

Overview of the Costa del Sol property market in 2026

In 2026, the Costa del Sol property market is the most expensive in Andalusia. According to the idealista report for August 2026 covering the province of Málaga, the average asking price stands at €4,293 per square metre, compared with €2,924 per square metre for the Spanish average: a premium of 47 per cent. Over the past twelve months, the province has seen a rise of +7.4 per cent, which is less than the figure for Spain (+12.5 per cent).

The INE’s house price index, published on 7 September 2026, shows a rise of 12.2 per cent in Spain in the second quarter of 2026, with the existing housing market (+12.9 per cent) outperforming the new-build market (+7.4 per cent); Andalusia recorded a rise of 11.9 per cent, a slowdown of 1.4 percentage points. Another key indicator: according to the Colegio de Registradores, 32.8 per cent of property purchases registered in the province of Málaga in 2025 were made by foreigners, compared with 13.8 per cent in Spain; French nationals (5.3 per cent of foreign purchases at the end of 2025) and Belgians (4.8 per cent) feature among the top six nationalities.

Price ranges by property type (flat, villa, penthouse)

On the Costa del Sol in 2026, a two-bedroom flat (70–90 m²) typically sells for between €250,000 and €350,000 in Torremolinos, Arroyo de la Miel or Manilva, and between €550,000 and €800,000 in Nueva Andalucía or on the Golden Mile. A new three-bedroom flat starts at around €420,000 in Estepona or La Cala de Mijas. A villa with a swimming pool starts at around €600,000 to €700,000 in the Axarquía or the Mijas hinterland, compared with €2.5 million to €6 million in Nueva Andalucía or Sierra Blanca. A penthouse with sea views ranges from €450,000 in Benalmádena to over €1.5 million on the Golden Mile. These indicative price ranges are based on prices per square metre in August 2026 and the typical floor areas for each category.

Two observations from a practitioner. New-build properties cost 15 to 30 per cent more than older properties of the same size, and are subject to 11.2 per cent tax (VAT + stamp duty) instead of the 7 per cent property transfer tax (ITP): our page on purchase costs in Spain quantifies this difference. Properties built between the 1970s and 1990s often require €40,000 to €80,000 worth of renovation; this is what our Property Check 360° assesses before any offer is made.

Prices per square metre by area: Western Costa del Sol (Manilva, Casares, Estepona)

In 2026, the Western Costa del Sol remains the most affordable part of the coastline within 30 minutes of Marbella: Manilva stands at €3,035/m² (+11.3 per cent year-on-year), Casares at €3,197 per m² (–3.7 per cent) and Estepona at €4,961 per m² (+17.4 per cent, the sharpest rise among the province’s major towns). Estepona has thus caught up with Fuengirola and overtaken Benalmádena, something that would have been unthinkable in 2020.

The average price in Estepona is being driven up by new-build developments in Seghers and the New Golden Mile; the historic centre remains at €4,400 per m² (see our page on buying in Estepona). The fall in Casares and Seghers is typical: when an area sees a concentration of expensive new-build properties, the older market struggles to keep up.

Prices per m² by area: Marbella and surroundings (Benahavís, San Pedro)

In August 2026, Marbella recorded an average asking price of €5,956 per m² (+4.0 per cent year-on-year) and Benahavís €5,553 per m² (+7.1 per cent): these are the two most expensive municipalities in the province, but also those where price growth is slowing the most. Between San Pedro de Alcántara and the Golden Mile, the price ratio ranges from 1 to 1.8.

San Pedro and Elviria offer the chance to buy ‘in Marbella’ for 45 per cent less than on the Golden Mile, with an annual increase of 2–3 per cent that leaves room for negotiation. The average price in Benahavís combines the village and gated communities: in La Zagaleta or El Madroñal, villas are priced between 5 and 25 million euros.

Prices per m² by area: Central Costa del Sol (Mijas, Fuengirola, Benalmádena, Torremolinos)

In 2026, the central Costa del Sol will be situated within a narrow range of €3,700 to €4,500 per m²: Fuengirola €4,451 per m² (+3.0%), Torremolinos €4,229 per m² (+9.9 per cent), Benalmádena €4,183 per m² (+6.1 per cent) and Mijas €3,711 per m² (+8.9 per cent). This is the most liquid area along the coast, but also the one with the oldest housing stock.

Here, prices depend less on the town than on the specific area: in Benalmádena, El Higuerón (a new development) costs 42 per cent more than Arroyo de la Miel, just two kilometres away. In Mijas, La Cala has surpassed €4,500 per m², whilst Mijas Golf, just ten minutes away, remains below €3,100 per m². Buyers come from a variety of backgrounds: Belgian and French second-home owners, investors targeting a gross rental yield of 5 to 6 per cent, and retirees in Fuengirola and Torremolinos, drawn by the shops within walking distance and the Cercanías train service.

Prices per m² by area: Málaga city and the Eastern Costa del Sol / Axarquía

Málaga city reached €3,938 per m² in August 2026 (+5.1 per cent), whilst the Axarquía ranges from €2,188 per m² in Vélez-Málaga (+25.4 per cent) to €3,952/m² in Nerja (+4.4%), including Torrox at €3,155/m² (+6.8%) and Rincón de la Victoria at €3,545/m² (+13.4%). This is the only part of the coast where prices below €3,500 per square metre can still be found within 40 minutes of the airport, right by the sea.

Please note regarding Vélez-Málaga: the average includes agricultural land in the interior; properties on the Torre del Mar seafront tend to be priced between 2,800 and 3,500 €/m² (indicative). In Málaga city, the Este (€4,990 per m²) and Centro (€4,574 per m²) districts have overtaken Fuengirola: the capital has become an urban market in its own right. For peace and quiet and value for money, the Rincón, Torre del Mar, Torrox and Nerja corridor is covered in detail on our page on the Eastern Costa del Sol and the Axarquía.

Price trends 2020–2026: trends and projections

Between August 2020 and August 2026, the average asking price in the province of Málaga rose from €2,235/m² to €4,293/m², an increase of 92 per cent over six years according to Idealista’s historical data. The rise peaked in 2023 (+15.2 per cent) and 2025 (+13.9 per cent) before slowing to +7.4 per cent in 2026: a normalisation, not a reversal, as foreign demand remains strong, new supply is limited and credit remains affordable (an average interest rate of 2.96 per cent in June 2026, according to the INE).

Francisco Iñareta, spokesperson for idealista, summarised the situation in July 2026: “The property market, in terms of prices, is currently moving at two speeds: the more affordable markets continue to see double-digit growth […] whilst the major markets show a clear trend towards price stabilisation” (idealista/news, 2 July 2026). On the Costa del Sol, Marbella and Benahavís are stabilising; Estepona, Rincón, Manilva and the Axarquía are catching up. Our outlook for 2027 – a trend rather than a guaranteed forecast: +3 to 6 per cent across the province, with occasional falls in segments with an oversupply of new-build properties (Seghers, Río Real).

Factors affecting price: sea view, sea front, golf course, distance to the beach

All other things being equal, four factors account for the bulk of price differences on the Costa del Sol: proximity to the sea, the view, a golf course or gated community, and the age of the development. The figures below are indicative, based on our on-the-ground comparisons.

The distance to the beach matters less than you might think: beyond 1.5 km, the price premium almost disappears. What matters is the distance to the AP-7/A-7 motorway and the airport: more than 45 minutes from Málaga (Manilva, Nerja), prices remain consistently lower.

Areas still undervalued in 2026

In 2026, the most undervalued areas on the Costa del Sol in terms of access and amenities will be Manilva and Casares Costa (€3,000–3,200 per m²), Arroyo de la Miel and Mijas Golf (€3,100–3,400 per m²), Rincón de la Victoria (€3,545 per m²) and the Torrox–Torre del Mar corridor (€2,800–3,200 per m²). ‘Undervalued’ means that the price per square metre is lower than that of comparable areas within 20 minutes’ reach, and that the gap is narrowing: Manilva (+11.3 per cent), Rincón (+13.4 per cent) and Riviera del Sol (+16.1 per cent) are all showing double-digit increases.

As for Estepona, it is no longer undervalued: with a 17.4 per cent increase in a year and €4,961 per square metre, the notion of ‘affordable Marbella’ is a thing of the past. From an investor’s perspective, our page on the best areas to invest in on the Costa del Sol compares these prices with rental rates.

What budget for what type of project?

The total budget for a property project on the Costa del Sol in 2026 is calculated as follows: property price + 9–10 per cent in fees for second-hand properties or 12–13 per cent for new-builds, + 1–2 per cent in bank charges if you’re taking out a mortgage, + a contingency fund for renovation work. The figures below compare prices from August 2026 with the most common projects undertaken by our clients.

Financing affects these thresholds: a Spanish mortgage for non-residents covers, at best, 60 to 70 per cent of the appraised value, which requires 40 to 50 per cent equity, including fees; a cash purchase provides 3–8 per cent bargaining power on the property’s value. On resale, a non-resident’s capital gains are taxed at 19 per cent: allow for a holding period of 7 to 10 years to offset the initial and exit costs.

Costa del Sol property prices: your questions

What is the minimum budget for buying on the Costa del Sol in 2026?

Allow for €250,000 to €300,000, including fees, for a two-bedroom flat in good condition in Torremolinos, Arroyo de la Miel or Manilva, based on asking prices in August 2026 (€3,000 to €4,250 per square metre). Below €200,000, the choice is limited to studio flats and flats in need of renovation. A villa with a swimming pool starts at around €600,000 to €700,000 outside Marbella and Benahavís.

Will prices continue to rise in 2026–2027?

Yes, but at a slower pace: the province of Málaga is up by +7.4 per cent year-on-year in August 2026, compared with +13.9 per cent in 2025, whilst Marbella is stabilising (+4 per cent). The supporting factors remain in place: 32.8 per cent of buyers were foreign in 2025, scarce coastal land, and mortgage rates below 3 per cent (INE, June 2026). More affordable areas are expected to continue catching up with premium areas.

What is the price per m² in Marbella in 2026?

The average asking price in Marbella is €5,956 per m² in August 2026, up 4.0 per cent year-on-year (idealista). Prices range from €4,600 per square metre in San Pedro de Alcántara to €8,336 per square metre on the Golden Mile (Nagüeles-Milla de Oro), with Nueva Andalucía at €6,239 per square metre. Villas in gated communities (Sierra Blanca, La Zagaleta) are priced well above the average, ranging from €3 million to €25 million.