Under construction · current release

Portamare

Estepona · Estepona · Ref: RDEV2215

Prices from

€459,700

Available

4 of 22

Bedrooms

2–3en-suite

Delivery

1st Quarter 2027

Type

Apartments

Size from

71 m²

Total homes

22 homes

Phase

Under construction

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Licensed agency · est. 2017 AIPP member 500+ active developments

Project lifecycle

Coming soon

Off-plan

With licence

You are hereUnder construction~22% saving

Completed

Roccabox · the editorial

Portamare, in context.

Portamare is a 22-unit apartment building rising in the centre of Estepona, roughly 100 metres from the town beach and the working port. It is aimed at buyers who value proximity to a real Spanish town rather than a gated resort — everything from the marina to the old town is within walking distance.

The scheme runs across six floors, with two- and three-bedroom apartments and duplex and triplex penthouses. Built areas range from 71 to 116 m², with terraces from around 10 to 66 m². Ground-floor homes gain private gardens; the penthouses add rooftop terraces with jacuzzis. Views take in the Mediterranean, and on clear days Gibraltar and the African coast.

Construction started in summer 2025, with completion guided for the first quarter of 2027. With 18 of the 22 homes already sold, only a handful remain.

Prepared by the Roccabox New-Developments Desk · Marbella

At a glance

Key facts

01
22 apartments, penthouses and triplexes, 100 m from Estepona beach and port
02
Two- and three-bedroom homes, 71–116 m² built, terraces up to 66 m²
03
Rooftop solarium and pool; penthouses with private terraces and jacuzzis
04
Only 4 of 22 units remaining, priced €459,700 to €833,700
05
Construction underway since summer 2025, completion Q1 2027

The current release

The 4 remaining apartments

Each one specified individually. Pricing released on enquiry.

+Show full unit listHide unit list 4 units · Unit, block, floor, specs, garage

Unit	Block	Floor	Beds	Baths	Interior	Outside	Garage
2 - V0.2	—	0	2	2	75 m²	65 m² terrace	—
20 - V5.4	—	5	2	1	71 m²	10 m² terrace	—
21 - V6.1	—	6	3	2	102 m²	31 m² terrace	—
19 - V5.3	—	5	3	2	116 m²	41 m² terrace	—

Pricing released on enquiry. Reservations require a refundable holding deposit, held under Spanish bank guarantee until completion.

Roccabox AI

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Our AI concierge knows every unit, every spec, every price, the off-plan timeline, the local market and how to compare this development against the others nearby. Answers in your language, instantly, any time.

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Live availability

4 of 22 apartments remain

Live data refreshed nightly from our multiple independent sources.

2-bedroom Apartments 71–75 m²

From

€459,700

2 available

3-bedroom Apartments 102–116 m²

From

€782,700

2 available

The off-plan discount curve

The off-plan discount, stage by stage

Off-plan entry typically offers the largest pricing headroom at the earliest stages. The advantage narrows as construction progresses — at completion the unit is priced at market. Portamare currently sits in the Under construction band.

Coming soon

~40% off

Off-plan

~32% off

With licence

~27% off

Under construction

YOU ARE HERE

~22% off

Completed

~16% off

Current entry

€460k

Under construction pricing

Projected key-ready benchmark

€589k

Indicative uplift modelled against comparable new-build completions

Roccabox analyst view

Portamare is well past groundwork — construction began in summer 2025 with delivery guided for Q1 2027, so buyers commit against a scheme that is physically underway rather than a rendering. Scarcity is the defining factor: 18 of 22 homes are already sold, leaving only four. At a central, walk-to-beach position with the market average around €3,382/m² locally, the remaining units represent the last entry point into a near-complete building.

Reserving early

Why buyers reserve at this stage

Personalisation window

Reserving during the Under construction phase gives buyers genuine input into layout, finishes and basement use ahead of handover, a window that closes as the build advances.

Scarcity and specification

4 of 22 units remain. The plot sizes, orientation and amenity package on this scheme are not easily replicated in the immediate resale stock.

Risk-managed entry

Spanish new-build buyers are protected by staged payments held under bank guarantee, ten-year structural warranty and full licence review. Roccabox brokers all of this through regulated counsel.

Market reality

The premium, contextualised

Useful context — not a substitute for unit-level valuation. Pricing data cross-referenced against live Costa del Sol market signals.

Portamare is not priced against average Estepona resale stock. It is a premium new-build product with the specification, plot quality and amenity package that the broader resale market typically does not match. At €6,475 per built m² the relevant question is whether the premium is justified against comparable new-build completions, not whether it beats the area's median of €3,382/m².

Comparable confidence: 70% · Source: live market data, 22/07/2026

Estepona apartments median (€/m²)

€3,382

Portamare (€/m² built)

€6,475

Premium reflects

new-build specification · scarcity · plot & orientation

Why buy with Roccabox

Your purchase is in safe hands

Licensed, regulated and trusted since 2017. We verify every development before listing it.

◆

Licensed agency

AIPP member · est. 2017 · Regulated by Spanish property law

◆

Live market data

Cross-referenced against the most credible Costa del Sol sources

◆

Buyer protections

Staged payments · bank guarantee · 10-yr warranty

71–116 m²

Internal area per unit

Specification

What every unit receives

Bedrooms

2–3 en-suite

Bathrooms

1–2

Built area

71–116 m²

Build stage

Under construction

Completion

1st Quarter 2027

Warranty

10-yr structural

Energy

Class A (new build)

Estepona

Living in Estepona

Golf

3.7 km

Azata Golf

Beach

964 m

Playa del Cristo

Airport

34.4 km

Royal Air Force Gibraltar

Restaurant

243 m

Elemi Vegetarian Restaurant

Café

351 m

Sala Duende. Ricks cafe

Bar

326 m

bar esther

Supermarket

287 m

Supercor

Pharmacy

256 m

Farmacia Galdón

Hospital

3.8 km

Hospital de Alta Resolución de Estepona

Gym

666 m

Basic-Fit

Padel / tennis

5.4 km

El Club de Tenis y Pádel Estepona

Marina

305 m

Puerto Estepona

Train station

24.6 km

Gaucin

The setting is central Estepona rather than the resort periphery. A pharmacy sits 256 metres away, a supermarket at 287 metres, and Puerto Estepona at just over 300 metres — restaurants, cafés and bars are all within a few minutes on foot. Playa del Cristo and La Rada beaches are around a kilometre away.

Estepona, known as the Garden of the Costa del Sol, has invested heavily in its landscaped streets and extended seafront promenade. Golf is close: Azata Golf is a seven-minute drive, with Finca Cortesín and Valderrama reachable in 15 to 30 minutes. The Hospital de Alta Resolución de Estepona is eight minutes away.

Málaga airport lies roughly 65 km east; Gibraltar is nearer at around 45 minutes.

From your door

Marbella Old Town

29 min by car

26.5 km direct

Puerto Banús

21 min by car

19.6 km direct

Málaga Airport

1h 11m by car

65.3 km direct

Mijas Pueblo

55 min by car

50.4 km direct

La Cala de Mijas

51 min by car

46.4 km direct

Estepona

3 min by car

1.3 km direct

Gibraltar

39 min by car

35.6 km direct

Ronda

39 min by car

35.8 km direct

Shahd Sherif · Your Roccabox specialist

New Developments Desk · Marbella office

Every Roccabox specialist on the New-Developments Desk has walked the projects we represent and reviewed the architectural drawings. We will tell you honestly which of the remaining Portamare residences suits your brief, model the numbers in your currency, and arrange a private viewing within the week. Airport transfer arranged where helpful.

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WhatsApp the team +34 951 12 04 67

Real numbers

Understand the full picture

Spanish purchases involve taxes and fees that catch first-time international buyers off-guard. We surface every figure that matters.

Typical off-plan payment schedule

Spanish new-build purchases are typically paid in three staged instalments, with every euro held under bank guarantee until completion.

On reservation

€46k10%

Refundable holding deposit until contract signing; locks the unit out of the open market.

Contract signing

€92k20%

First instalment to the developer's bonded escrow account, around 4–8 weeks after reservation.

On completion

€322k70%

Balance paid when keys are handed over and the licence of first occupation issued.

Total cost of ownership

Purchase price · drag to model

€459,700

From €459,700€833,700

VAT / IVA (10% new build)

€45,970

Stamp duty / AJD (1.2%)

€5,516

Notary + registry (~1%)

€4,597

Legal fees (~1%)

€4,597

All-in

€515,783

Annual IBI (property tax) ≈ 0.4–1.1% of cadastral value. Community fees vary. Your gestor confirms exact figures.

Spanish mortgage scenario

Indicative non-resident mortgage on the slider price above. Spanish banks typically lend 60–70% LTV to non-residents over 20–25 years.

Monthly payment

€1,611/mo

Total repayable

€483,287

Loan-to-value · 70%

50%70%

Term · 25 years

10 yrs30 yrs

Interest rate · 3.50%

2.5%5.5%

Deposit required

€137,910

Loan amount

€321,790

Illustrative only. Actual Spanish mortgage terms depend on residency, income, tax history and the lender. Roccabox can introduce you to non-resident mortgage brokers.

Investment outlook

Three scenarios our analysts model on every Costa del Sol off-plan deal.

A · Hold and sell at key-ready

€82,746gross uplift

B · Rent long-term (gross/yr)

€12,872

C · Short-term rental (peak gross/yr)

€20,687

Capital growth · 8-yr area benchmark

+30–40%

Personal 5-year model

on request

Ranges are illustrative and gross. Short-term rentals require a tourism licence (VFT) and active management. Our investment analysts can model your specific scenario using current Marbella rental comparables.

Common questions

Buying off-plan in Spain, answered

Straight answers to the questions our specialists field most. For anything else, the assistant above answers in real time.

Is Portamare a good investment compared to the local resale market?

Portamare is positioned as a premium new-build product with developer warranty, modern specification and limited supply. Comparable to the broader resale stock in Estepona on price-per-m², the premium reflects new-build standards, plot quality and amenity package not typically available in the resale market. Our market analysts model the projected key-ready value on request.

What is the off-plan payment schedule in Spain?

Spanish off-plan purchases are typically staged: 10% on reservation (refundable holding deposit), a further 20% on signing the private purchase contract, and the remaining 70% on completion. Every euro paid before completion is held under bank guarantee — if the developer defaults, your money is refunded under Spanish law.

Can a non-resident get a mortgage to buy at Portamare?

Yes. Spanish banks routinely lend 60–70% loan-to-value to non-residents on properties at this value, over terms of 20–25 years at competitive rates. Roccabox introduces vetted non-resident mortgage brokers at no cost.

Does buying at Portamare qualify for Spanish residency?

Spain's property-based Golden Visa route closed to new applicants on 3 April 2025 under Organic Law 1/2025. However, other residency routes remain available depending on circumstances — non-lucrative visa, digital-nomad visa, work or family-based permits. Roccabox introduces regulated Spanish immigration counsel.

How far is Portamare from Málaga airport?

Approximately 71 minutes' drive, with a direct route via the A-7 / AP-7 motorway.

What is included in the purchase price?

Price includes the unit as specified by the developer. Spanish purchase costs (VAT/IVA on new builds at 10%, AJD stamp duty at 1.2%, notary and registry around 1%, legal counsel typically 1%) sit on top of the headline price. The Roccabox team produces a personalised total-cost breakdown on request.

Can I personalise the property?

At the Under construction stage, Portamare buyers can typically influence layout details, basement configuration, finishes and specification ahead of handover. The window narrows as the build progresses. Our specialist will walk you through what's still negotiable on each remaining unit.

Speak with us

Speak with our team.

Our New-Developments Desk has reviewed every project on the Costa del Sol catalogue and can walk you through which of the remaining 4 units suit your brief, model the numbers in your currency, and arrange a viewing — including airport transfer where helpful.

Ask a question now via the assistant, or have the team follow up with the full brief.

Shahd Sherif

New-Developments Desk · Marbella

EN · ES · RU · FR · NL · SV

Call the team · +34 951 12 04 67 WhatsApp the team Ask the assistant

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