MARBELLA & BENAHAVIS MARKET INSIGHT: SUPPLY GAPS ACROSS PRICE RANGES
As we head into the last quarter of the year, Marbella’s real estate market reveals two contrasting stories: villas remain scarce, while apartments show increasing availability. Benahavís follows a similar trend, but Marbella offers the clearest picture.
1. Villas: Declining Supply
Villa stock is down –7.4% year over year, reinforcing scarcity in the detached home segment. The steepest drop is in the 1.5–4M€ range, where supply has tightened since 2022. At the very top, above 4M€, inventory has stabilized, while entry-level villas under 1.5M€ are now limited due to strong demand and minimal new builds.
2. Apartments: Rising Inventory.
In contrast, apartment stock has risen +14.5% compared with last year. Growth is strongest in the 250–750K€ segment, which remains highly active among both national and international buyers. High-end apartments above 750K€ are also expanding, supported by lifestyle demand and modern developments. At the same time, affordable options under 250K€ continue to shrink, reflecting how rare budget-friendly properties have become.
3. Diverging Dynamics.
The overall picture is one of polarization: scarcity in villas versus growing availability in apartments. Rather than a slowdown, demand is adjusting to value and supply across different price brackets.
For homeowners, this means:
· Villa sellers continue to benefit from limited competition, especially if positioned in the 1.5M€–4M€ range.
· Apartment owners will face more competition, but correctly priced and well-presented properties still attract significant buyer interest.
· Buyers should be aware that opportunities in the lower brackets are disappearing, while choice is increasing in mid-to-high-end apartments
ARTICLE BY ALFONSO LACRUZ