The Journal · April 2026
Why are prices rising in Marbella, Benahavís and Estepona if fewer homes are selling?
The Land Registrars published the real selling prices for the fourth quarter of 2025, and they do not say what most people expected: fewer homes sell, but at higher prices.
THIS ISSUE IN THREE FIGURES
IN THIS ARTICLE
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April 2026 edition, in full
The original charts, the issue's second article and the properties of the month, in three pages.
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In the March Journal I shared the sales figures: falls in Marbella, Benahavís and Mijas, with Estepona as the exception. If fewer homes sell, do prices fall? No: real selling prices rose in all four municipalities.
- Fewer transactions, higher prices. Marbella €4,202/m² (+3.2%), Benahavís €3,833/m² (+2.0%), Estepona €3,349/m² (+6.0%) and Mijas €3,316/m² (+1.7%).
- The gap between what is asked and what is paid is shrinking. In Marbella (31.4%), Benahavís (42.5%) and Estepona (23.9%), real prices are rising faster than asking prices. Mijas is the exception: its gap widens to 8.5%.
- The data confirms what we live every day. In our portfolio, with properties at market price, sales close in under 90 days with discounts of under 3%.
Also in this issue: sell, buy or invest
The third page reads the same data from three points of view. For the seller, when a home has not moved for months, the problem is not the market, it is the price. For the buyer, the room for negotiation is closing on what is well priced. For the investor, the signal is in Mijas, where sellers have not yet adjusted. You will find it in full in sales fall, prices rise: sell, buy or invest?.
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: Spanish Land Registrars' Association (Colegio de Registradores de España, selling price); Idealista (asking price). Own analysis. Last updated: 5 May 2026.
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