Under construction · current release

South Sand

Estepona · Estepona · Ref: RDEV2161

Prices from

€860,000

Available

2 of 29

Bedrooms

3–4en-suite

Delivery

2nd Quarter 2026

Type

Apartments

Size from

132 m²

Total homes

29 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

South Sand, in context.

South Sand occupies high ground in Las Mesas, the residential shoulder of Estepona that looks down over the old town, out to the Mediterranean and back towards the mountains. Four contemporary blocks hold 74 homes in total.

The apartments recorded here are the larger three and four-bedroom layouts, 132 m² to 181 m² built, priced between €860,000 and €1,080,000. Of the 29 units tracked, 27 have sold.

What buyers have been paying for is easy enough to see. Terraces deep enough to actually live on, oriented south or south-east so the light arrives early and lingers. Sea, town and mountain views from most homes. Kitchens fitted with Siemens and Bosch appliances, plus a parking space and storage room included rather than charged as an extra. The communal provision is unusually complete for a scheme of this scale: an outdoor pool with a separate children's pool, a heated indoor pool for the winter months, a gym, a gastrobar, a putting green, landscaped gardens and a social room with kitchen that works equally well as a coworking space.

Construction is under way with completion scheduled for the second quarter of 2026, so the wait is measured in months rather than years. For a buyer who wants a new-build apartment within walking distance of Estepona's marina and beach, without the compromises of a resale, the remaining two homes represent the end of a run that sold quickly.

Prepared by the Roccabox New-Developments Desk · Marbella

At a glance

Key facts

01
Three and four-bedroom apartments, 132 to 181 m² built, from €860,000
02
27 of the 29 tracked units sold, only two remaining
03
Heated indoor pool, outdoor and children's pools, gym, gastrobar and putting green
04
Parking space, storage room and Siemens/Bosch appliances included
05
Under construction, completion scheduled for Q2 2026

The current release

The 2 remaining apartments

Each one specified individually. Pricing released on enquiry.

+Show full unit listHide unit list 2 units · Unit, block, floor, specs, garage

Unit	Block	Floor	Beds	Baths	Interior	Outside	Garage
—	4A	3	3	2	132 m²	38 m² terrace	1 + storage
—	1A	02	4	2	181 m²	42 m² terrace	2 + storage

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

Roccabox AI

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Live availability

2 of 29 apartments remain

Live data refreshed nightly from our multiple independent sources.

3-bedroom Apartment 132 m²

From

€860,000

1 available

4-bedroom Apartment 181 m²

From

€1,080,000

1 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. South Sand 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

€860k

Under construction pricing

Projected key-ready benchmark

€1.1M

Indicative uplift modelled against comparable new-build completions

Roccabox analyst view

South Sand is past the speculative stage. The blocks are built and completion is set for the second quarter of 2026, so a buyer commits with a visible building and a defined handover date rather than a rendering. The scarcity is real: 27 of the 29 units tracked have already gone and the two left are the larger three and four-bedroom formats. Prices here sit above the wider Costa del Sol median of €3,422 per m², which reflects new-build specification, an elevated position with sea views, a walkable town location and the fact that parking, storage and appliances are already in the figure. Budget 10% VAT and 1.2% stamp duty on top.

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

2 of 29 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.

South Sand 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 €6,515 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 €3,422/m².

Comparable confidence: 70% · Source: live market data, 18/09/2026

Estepona apartments median (€/m²)

€3,422

South Sand (€/m² built)

€6,515

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

132–181 m²

Internal area per unit

Specification

What every unit receives

Bedrooms

3–4 en-suite

Bathrooms

Built area

132–181 m²

Build stage

Under construction

Completion

2nd Quarter 2026

Warranty

10-yr structural

Energy

Class A (new build)

Estepona

Living in Estepona

Golf

3.4 km

Azata Golf

Beach

914 m

Playa del Cristo

Airport

34.6 km

Royal Air Force Gibraltar

Restaurant

420 m

Fast Fish

Café

275 m

Vida Sana

Bar

780 m

Bar Toque

Supermarket

573 m

Lidl

Pharmacy

413 m

Farmacia Gonzalo Pérez Pardo

Hospital

3.4 km

Hospital de Alta Resolución de Estepona

Gym

1.1 km

Basic-Fit

Padel / tennis

5.3 km

El Club de Tenis y Pádel Estepona

Marina

761 m

Puerto Estepona

Train station

24.0 km

Gaucin

This is Estepona lived on foot. The nearest café is 275 m away, the pharmacy 413 m, the first restaurants inside 500 m and three supermarkets within 720 m, so the weekly shop rarely requires the car. Playa del Cristo, the sheltered horseshoe cove that locals favour with small children, lies 914 m from the door.

Puerto Estepona is closer still at 761 m, which puts the fish restaurants, the boats and the Sunday market within a fifteen-minute stroll.

Golfers have Azata Golf seven minutes away by car and Estepona Golf at nine, with tennis and padel courts eleven minutes out. The regional hospital is a seven-minute drive. The climate underwrites all of it: average daily highs of 21.8°C across the year and lows that hold at 15.3°C, which is why the terrace becomes the main room of the house from March onwards. The A7 is immediately accessible, with Gibraltar roughly 35 km west and Málaga airport 66 km east along the coast.

From your door

Marbella Old Town

29 min by car

26.8 km direct

Puerto Banús

22 min by car

19.8 km direct

Málaga Airport

1h 11m by car

65.5 km direct

Mijas Pueblo

55 min by car

50.6 km direct

La Cala de Mijas

51 min by car

46.7 km direct

Estepona

3 min by car

1.5 km direct

Gibraltar

39 min by car

35.8 km direct

Ronda

39 min by car

35.4 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 South Sand 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

€86k10%

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

Contract signing

€172k20%

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

On completion

€602k70%

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

Total cost of ownership

Purchase price · drag to model

€860,000

From €860,000€1,118,000

VAT / IVA (10% new build)

€86,000

Stamp duty / AJD (1.2%)

€10,320

Notary + registry (~1%)

€8,600

Legal fees (~1%)

€8,600

All-in

€973,520

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

€3,014/mo

Total repayable

€904,126

Loan-to-value · 70%

50%70%

Term · 25 years

10 yrs30 yrs

Interest rate · 3.50%

2.5%5.5%

Deposit required

€258,000

Loan amount

€602,000

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

€154,800gross uplift

B · Rent long-term (gross/yr)

€24,080

C · Short-term rental (peak gross/yr)

€38,700

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.

Residency planning for non-EU buyers

Spain's property-based Golden Visa route closed to new applicants on 3 April 2025. Non-EU buyers acquiring property at this value still have residency routes — non-lucrative visa, digital-nomad visa, and case-specific options — depending on circumstances. We introduce regulated immigration counsel before any commitment.

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 South Sand a good investment compared to the local resale market?

South Sand 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 South Sand?

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 South Sand 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 South Sand 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, South Sand 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 2 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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