Magazine · Autumn 2025
Marbella and Benahavís Real Estate Magazine, Autumn 2025
The autumn 2025 issue of our magazine on the Marbella and Benahavís market. The figures in it refer to the second quarter of 2025.
THIS ISSUE IN THREE FIGURES
IN THIS ARTICLE
THE MAGAZINE (PDF)
Autumn 2025 edition
The full issue, with the market charts, the legal article, the autumn trails and the properties of the season.
Open the PDFHow did sales move in the second quarter of 2025?
In the second quarter of 2025, Marbella sold 1,084 homes against 1,371 in the same quarter of 2024, a fall of 20.9%, and the total for the last twelve months was 4.5% lower. Benahavís sold 198 homes against 248 (-20.2%), and its last twelve months were down 19.2%. In both places the magazine reads this as a move towards a more sustainable rhythm, because volumes still sit above the long-term annual average. In its words, buyers are becoming more cautious and the market absorbs supply at a more normal pace.
| Q2 2025 against Q2 2024 | Marbella | Benahavís |
|---|---|---|
| Homes sold | 1,084 (-20.9%) | 198 (-20.2%) |
| Average price per m² | €3,974 (+11.7%) | €3,730 (+3.5%) |
Figures for the second quarter of 2025. The average price is provisional and may change. Source: Spanish Land Registrars (Registradores), as printed in the magazine.
What happened to prices?
In Marbella the average closing price rose 2.8% in the quarter and 11.7% over twelve months, reaching €3,974 per m². The magazine points out that asking prices are rising faster than closing prices, so the gap between the two keeps widening, and it concludes that buyers are more selective and look for value. In Benahavís, closing prices fell 0.8% in the quarter but are 3.5% higher over twelve months, and the gap between asking and closing prices stays large. The advice for sellers is realistic pricing and a data-driven valuation; for more recent figures, see the Costa del Sol market in the first quarter of 2026.
Tax residency across borders: Spain, the United Kingdom and the Netherlands
The legal article is by Santiago Lapausa (JCA Abogados) and shows that each country defines tax residency differently. Spain looks at more than 183 days of physical presence in the calendar year (any day counts, overnight stay or not), at where your main economic interests are, and at where your spouse and minor children live. The United Kingdom applies its Statutory Residence Test, which counts days with an overnight stay together with personal and professional ties, and since April 2025 non-domiciled individuals pay tax on their worldwide income. The Netherlands looks at the centre of your personal and economic life rather than the number of days, so you can be resident in two countries at once and need tax planning to avoid double taxation. More on this in tax residency when selling.
Six lesser-known autumn trails around Marbella
The outdoor section suggests six quiet routes for the season: the Ruins of Daidín in Benahavís (about 2 hours 30 minutes round trip), the Buenavista Mine in Marbella (1.5 to 2 hours) and the Wine Route in Manilva (half a day). It adds the Otter Pool on the Castor River in Estepona, Castillejos de Quintana near Istán (about 2 hours) and the pinsapo forest of Sierra Bermeja in Estepona (3 to 4 hours). The magazine's practical tips include bringing water on the Daidín route, which has very little shade, taking a flashlight and avoiding wet days at the mine, and booking a winery visit in Manilva.
Exclusive properties in this issue
Among the featured properties are Finca La Giralda in Ojén, set on 58,000 m² across two plots, with a main villa, a secondary villa, an office building, a guest apartment, a gym and a private helipad, plus olive and orange groves and a distillery. There is also a beachfront duplex penthouse in Los Granados, Puerto Banús, with three en-suite bedrooms, a private solarium with pool and direct beach access to the community.
Our signature service for buyers
The issue closes with the service we offer buyers: a dedicated personal agent who assesses your needs, searches and pre-selects properties (with virtual or in-person viewings) and arranges legal and tax advice with trusted professionals. We also put you in touch with mortgage specialists if needed, support negotiation and closing, and stay with you after the purchase to prevent unexpected costs or issues.
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: Alfonso Lacruz Team | KW magazine, Autumn 2025 (Spanish Land Registrars, Notaries and Idealista; legal article by Santiago Lapausa, JCA Abogados). Last updated: 2 December 2025.
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