Market · Supply 2025
Marbella and Benahavís market insight: supply gaps across price ranges
As we head into the last quarter of 2025, Marbella's market reveals two contrasting stories: villas remain scarce, while apartments show increasing availability.
SHORT ANSWER
At the start of the fourth quarter of 2025, villa stock in Marbella was 7.4% lower than a year earlier, while apartment stock was 14.5% higher. Benahavís follows a similar trend (villas -10.0%, apartments +15.3%). Scarcity in villas, more availability in apartments: the market is polarising.
IN THIS ARTICLE
Marbella offers the clearest picture, and Benahavís follows a similar trend.
The figures: stock for sale
| Stock for sale · year-on-year change | Marbella | Benahavís |
|---|---|---|
| Villas | -7.4% | -10.0% |
| Apartments | +14.5% | +15.3% |
Year-on-year change in the number of homes for sale. Data for the second quarter of 2025. Own analysis.
1. Villas: is supply really scarce?
Villa stock in Marbella is down 7.4% year on year, reinforcing scarcity in the detached home segment. The steepest drop is in the €1.5 to 4 million range, where supply has tightened since 2022. At the very top, above €4 million, inventory has stabilised, while entry-level villas under €1.5 million are now limited due to strong demand and minimal new builds.
2. Apartments: why is inventory rising?
In contrast, apartment stock has risen 14.5% compared with last year. Growth is strongest in the €250,000 to €750,000 segment, which remains highly active among both national and international buyers. High-end apartments above €750,000 are also expanding, supported by lifestyle demand and modern developments. At the same time, affordable options under €250,000 continue to shrink, reflecting how rare budget-friendly properties have become.
| Segment (Marbella) | Supply trend |
|---|---|
| Villas under €1.5 million | Falling |
| Villas from €1.5 to 4 million | Steepest drop |
| Villas above €4 million | Stable |
| Apartments under €250,000 | Falling |
| Apartments from €250,000 to €750,000 | Strongest growth |
| Apartments above €750,000 | Increasing |
Trend in stock for sale in Marbella by price range, Q2 2025. Own analysis.
3. Is the market polarising?
Yes. The overall picture is one of polarisation: scarcity in villas versus growing availability in apartments. Rather than a slowdown, demand is adjusting to value and supply across different price brackets.
Rather than a slowdown, demand is adjusting to value and supply across different price brackets.
Alfonso Lacruz, October 2025
What it means in your case
Villas
Sellers continue to benefit from limited competition, especially if positioned in the €1.5 to 4 million range.
Apartments
Owners will face more competition, but correctly priced and well-presented properties still attract significant buyer interest.
Buyers
Opportunities in the lower brackets are disappearing, while choice is increasing in mid-to-high-end apartments.
This is 2025 data. To see the upper segment on its own, read the luxury market in Marbella and Benahavís.
Frequently asked questions
Are there few villas for sale in Marbella?
Yes. Villa stock fell 7.4% year on year, with the steepest drop in the €1.5 to 4 million range, where supply has tightened since 2022.
Is apartment supply growing in Marbella?
Yes, by 14.5% compared with last year. Growth is strongest in the €250,000 to €750,000 segment.
What does it mean for someone selling a villa?
They benefit from limited competition, especially in the €1.5 to 4 million range.
And for someone buying?
Opportunities in the lower brackets are disappearing, while choice is increasing in mid-to-high-end apartments.
About the author
Alfonso Lacruz
Naval engineer and market analyst. Over 25 years advising owners in Marbella and Benahavís. Publishes a monthly market analysis with Land Registry data.
The figures are indicative and every property is different: for a specific number, ask for a valuation of your home.
Sources: Own analysis (stock of homes for sale in Marbella and Benahavís, Q2 2025). Last updated: 30 October 2025.
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