Under construction · current release

South Sand

Estepona · Estepona · Ref: RDEV2161

Prices from

€795,000

Available

3 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 elevated ground in Las Mesas, the residential shelf above central Estepona where the town's rooftops give way to open Mediterranean on one side and the sierra on the other. Four contemporary blocks hold 74 homes in total.

The allocation reaching the open market here is the larger end of the range: three and four bedrooms, 132 m² to 181 m², priced from €795,000 to €1,080,000. Of the 29 units in this release, 26 have sold.

Orientation does much of the work. Every home faces south or south-east, so the terraces hold light from breakfast through to the last of the evening and most apartments take in sea, town and mountain in a single sweep. Kitchens come fitted with Siemens and Bosch appliances.

A parking space and a storage room are included with each home, which counts for more than it sounds when you are this close to the centre.

Construction is underway with handover set for the second quarter of 2026. Buyers at this stage are choosing from what remains rather than from a full floorplate and the window is closing.

Prepared by the Roccabox New-Developments Desk · Marbella

At a glance

Key facts

01
Three homes remaining from a 29-unit release; 26 already sold
02
Three and four bedrooms, 132 m² to 181 m², €795,000 to €1,080,000
03
South and south-east terraces with sea, town and mountain views
04
Heated indoor pool, outdoor and children's pools, gym, gastrobar and putting green
05
Playa del Cristo 900 m, Estepona marina 760 m, completion Q2 2026

The current release

The 3 remaining apartments

Each one specified individually. Pricing released on enquiry.

+Show full unit listHide unit list 3 units · Unit, block, floor, specs, garage

Unit	Block	Floor	Beds	Baths	Interior	Outside	Garage
—	4A	02	3	2	158 m²	42 m² terrace	1 + storage
—	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.

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Live availability

3 of 29 apartments remain

Live data refreshed nightly from our multiple independent sources.

3-bedroom Apartments 132–158 m²

From

€795,000

2 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

€795k

Under construction pricing

Projected key-ready benchmark

€1.02M

Indicative uplift modelled against comparable new-build completions

Roccabox analyst view

South Sand is no longer a drawing. Construction has started, completion is fixed for the second quarter of 2026 and the specification is locked, so the usual off-plan uncertainty is largely behind you. What remains is scarcity: three homes from a release of 29. Pricing sits above the wider Costa del Sol median of €3,424/m², which is what a new-build, town-centre position with sea views, included parking, storage and a full amenity block commands against ageing resale stock. Buyers still secure the home on staged payments ahead of handover, take a ten-year structural guarantee and move into a finished building rather than a site.

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

3 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 €6,023 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 €3,124/m².

Comparable confidence: 70% · Source: live market data, 05/11/2026

Estepona apartments median (€/m²)

€3,124

South Sand (€/m² built)

€6,023

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. A pharmacy sits 400 m away, Lidl at 573 m and Mercadona at 641 m, so the weekly shop never becomes an expedition. Local restaurants and cafés start within five minutes' walk, the sort of places that fill with Spanish families at two in the afternoon rather than tourists at seven.

Puerto Estepona is 760 m from the door, close enough to stroll down for grilled fish and walk back. Playa del Cristo, the sheltered cove west of the port, is 914 m away; La Rada and its long promenade a little over 1.5 km. Golfers have Azata Golf seven minutes inland and Estepona Golf at nine, with the town's tennis and padel club around eleven minutes by car.

The climate is the quiet argument. Average highs of 21.8°C and lows of 15.3°C across the year mean the terrace is usable for most of it and the heated indoor pool covers the weeks when it is not. Estepona's high-resolution hospital is seven minutes away, the A-7 is immediate and both Málaga and Gibraltar airports are a straightforward motorway run.

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

€80k10%

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

Contract signing

€159k20%

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

On completion

€557k70%

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

Total cost of ownership

Purchase price · drag to model

€795,000

From €795,000€1,080,000

VAT / IVA (10% new build)

€79,500

Stamp duty / AJD (1.2%)

€9,540

Notary + registry (~1%)

€7,950

Legal fees (~1%)

€7,950

All-in

€899,940

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

€2,786/mo

Total repayable

€835,791

Loan-to-value · 70%

50%70%

Term · 25 years

10 yrs30 yrs

Interest rate · 3.50%

2.5%5.5%

Deposit required

€238,500

Loan amount

€556,500

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

€143,100gross uplift

B · Rent long-term (gross/yr)

€22,260

C · Short-term rental (peak gross/yr)

€35,775

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 3 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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