Off-plan · current release

Villa Agua

Bel-Air · Estepona

Prices from

€1,650,000

Available

1 of 1

Bedrooms

3en-suite

Delivery

22 meses

Type

Villas

Size from

295 m²

Total homes

1 homes

Phase

Off-plan

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

Project lifecycle

Coming soon

You are hereOff-plan~32% saving

With licence

Under construction

Completed

Roccabox · the editorial

Villa Agua, in context.

Villa Agua is a single off-plan residence in Bel-Air, Estepona — a three-bedroom, three-bathroom villa conceived specifically to Passive House standards, and offered at €1,650,000. It is, by design, a one-of-a-kind acquisition: only one unit exists, and it remains available.

The architecture is organised across three levels totalling 295 m² of interior space on a 1,230 m² plot. The semi-basement dedicates 75 m² entirely to wellness — sauna, relaxation zone, dedicated shower room — alongside a flexible multi-purpose room suited equally to a private cinema or gym. The ground floor, at 110 m², holds the principal living spaces, with large-format glazing engineered to maximise natural light and cross-ventilation in line with bioclimatic principles. Passive House certification imposes measurable targets for airtightness, thermal insulation, and mechanical heat recovery that go well beyond standard Spanish building codes.

With a quoted completion horizon of 22 months from contract, buyers entering now secure the full benefit of the construction cycle.

Prepared by the Roccabox New-Developments Desk · Marbella

At a glance

Key facts

01
Single Passive House villa — one unit, one opportunity, no competing neighbours on-site
02
295 m² across three levels on a 1,230 m² private plot in Bel-Air, Estepona
03
Dedicated 75 m² wellness floor: sauna, relaxation zone, cinema or gym room
04
Bioclimatic design: airtightness, mechanical heat recovery, low energy consumption by certification
05
Priced at €1,650,000 — approximately €5,593/m² against a local median of €4,457/m²

The current release

The 1 remaining villa

Each one specified individually. Pricing released on enquiry.

+Show full unit listHide unit list 1 units · Unit, block, floor, specs, garage

Unit	Block	Floor	Beds	Baths	Interior	Outside	Garage
G.1	—	—	3	3	295 m²	25 m² terrace · 1230 m² plot	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

1 of 1 villas remain

Live data refreshed nightly from our multiple independent sources.

3-bedroom villa 295 m²

From

€1,650,000

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. Villa Agua currently sits in the Off-plan band.

Coming soon

~40% off

Off-plan

YOU ARE HERE

~32% off

With licence

~27% off

Under construction

~22% off

Completed

~16% off

Current entry

€1.65M

Off-plan pricing

Projected key-ready benchmark

€2.43M

Indicative uplift modelled against comparable new-build completions

Roccabox analyst view

Villa Agua is at off-plan stage with completion quoted at 22 months — early enough to enter at the agreed price before construction costs and land scarcity in Bel-Air push comparable new-build values further. The data for this micro-location shows a current median of €4,457/m² across resale stock; this villa is being delivered at a measurable premium to that median, which reflects both Passive House specification and plot size. With only one unit in existence, there is no phasing risk and no queue — the decision is binary.

Reserving early

Why buyers reserve at this stage

Personalisation window

Reserving during the Off-plan 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

1 of 1 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.

Villa Agua 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 €5,593 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 €2,920/m².

Comparable confidence: 70% · Source: live market data, 15/05/2026

Estepona villas median (€/m²)

€2,920

Villa Agua (€/m² built)

€5,593

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

◆

Plot verified

Spanish national land registry

◆

Live market data

Cross-referenced against the most credible Costa del Sol sources

◆

Buyer protections

Staged payments · bank guarantee · 10-yr warranty

295 m²

Internal area per unit

Specification

What every unit receives

Bedrooms

3 en-suite

Bathrooms

Built area

295 m²

Plot size

1230 m²

Build stage

Off-plan

Completion

22 meses

Warranty

10-yr structural

Energy

Class A (new build)

Bel-Air

Living in Estepona

Golf

949 m

Tramores Golf

Beach

1.4 km

Playa del Saladillo

Airport

44.6 km

Royal Air Force Gibraltar

Restaurant

847 m

Rincón del Marqués

Café

1.0 km

Café

Bar

1.1 km

Santa Maria

Supermarket

447 m

Gardencenter Viveros del Valle

Pharmacy

870 m

Farmacia BEL AIR

Hospital

3.9 km

Hospital Hospiten de Estepona

Padel / tennis

1.3 km

Racket Club Villa Paderna

Marina

8.7 km

Puerto Deportivo José Banus

Train station

29.2 km

Cortes de la Frontera

Bel-Air sits in the hills above the Estepona coastline, in the corridor between Estepona town and the golf valleys of Guadalmina and Los Flamingos — an area that has consolidated over the past decade as one of the Western Costa del Sol's most sought-after residential addresses. The combination of elevated position, relative quiet, and proximity to both the A-7 coast road and the AP-7 motorway means Marbella's Golden Mile is under twenty minutes by car, whilst Estepona's old town and marina are closer still. The area is well served by golf, beach clubs, and international schooling options, without the density of Puerto Banús. Gibraltar International Airport lies approximately 54 km to the south-west, with Málaga–Costa del Sol Airport accessible in under an hour.

From your door

Marbella Old Town

17 min by car

15.3 km direct

Puerto Banús

9 min by car

8.4 km direct

Málaga Airport

59 min by car

53.9 km direct

Mijas Pueblo

43 min by car

39.1 km direct

La Cala de Mijas

39 min by car

35.8 km direct

Estepona

11 min by car

10.0 km direct

Gibraltar

50 min by car

45.8 km direct

Ronda

35 min by car

32.0 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 Villa Agua 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

€165k10%

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

Contract signing

€330k20%

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

On completion

€1.16M70%

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

Total cost of ownership

Purchase price · drag to model

€1,650,000

From €1,650,000€2,145,000

VAT / IVA (10% new build)

€165,000

Stamp duty / AJD (1.2%)

€19,800

Notary + registry (~1%)

€16,500

Legal fees (~1%)

€16,500

All-in

€1,851,300

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

€5,782/mo

Total repayable

€1,734,661

Loan-to-value · 70%

50%70%

Term · 25 years

10 yrs30 yrs

Interest rate · 3.50%

2.5%5.5%

Deposit required

€495,000

Loan amount

€1,155,000

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

€297,000gross uplift

B · Rent long-term (gross/yr)

€46,200

C · Short-term rental (peak gross/yr)

€74,250

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 Villa Agua a good investment compared to the local resale market?

Villa Agua 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 Villa Agua?

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 Villa Agua 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 Villa Agua from Málaga airport?

Approximately 59 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 Off-plan stage, Villa Agua 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 1 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