Off-plan · current release

Villa Murmullo

Buenas Noches · Estepona

Prices from

€2,000,000

Available

1 of 1

Bedrooms

5en-suite

Delivery

TBC

Type

Villas

Size from

396 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 Murmullo, in context.

Villa Murmullo is a single, turnkey off-plan villa occupying a 692 m² plot on a quiet cul-de-sac within the upper zone of Urbanización Buenas Noches, west of Estepona — a low-density residential enclave where the Mediterranean is visible from the upper floors and audible from the terraces. Positioned approximately 400 metres from the shoreline, with pedestrian beach access across a footbridge roughly fifteen minutes on foot, the property is designed for a buyer who prizes both proximity to the sea and genuine seclusion.

Across three floors plus a usable solarium, the 396 m² build delivers five bedrooms, five bathrooms, a cinema room, wine cellar, glazed rooftop fitness studio, infinity pool with integrated chill-out space, and a lift running the full height of the external façade. The 170 m² of terraces face south over the Mediterranean, with sightlines to La Concha and Sierra Bermeja. Construction is to aerothermic energy standards, with solar panels available as an option. At €2,000,000, this is a single available unit — there is no second opportunity within this project.

Prepared by the Roccabox New-Developments Desk · Marbella

At a glance

Key facts

01
Single turnkey villa — one unit, 692 m² plot, no phased release
02
396 m² built across three floors plus solarium, with external panoramic lift
03
170 m² of terraces with direct sea, La Concha, and Sierra Bermeja views
04
Basement level exceeds 180 m²: cinema room, wine cellar, double garage
05
Approximately 400 m from beach via pedestrian footbridge in Buenas Noches

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
Villa	—	—	5	5	396 m²	170 m² terrace · 692 m² plot	—

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.

5-bedroom villa 396 m²

From

€2,000,000

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 Murmullo 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

€2M

Off-plan pricing

Projected key-ready benchmark

€2.94M

Indicative uplift modelled against comparable new-build completions

Roccabox analyst view

Villa Murmullo is off-plan in the sense that the buyer specifies the finish — it is being delivered turnkey to the purchaser's brief rather than sold from a brochure in a multi-unit scheme. Comparable five-bedroom resale villas in Estepona range from under €1,000,000 to over €2,600,000 in the current market, with no built-area data available on many listings; at €2,000,000 for 396 m² of new construction with a contemporary specification and sea views, the pricing sits within the credible upper range for the area. The median price per square metre across Buenas Noches resales currently stands at approximately €3,190 — this project's implied rate of around €5,050 per m² reflects the new-build premium and the specification depth, including the basement amenity floor and rooftop solarium. This is a single-unit opportunity with no queue position to manage.

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 Murmullo 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 €5,051 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 Murmullo (€/m² built)

€5,051

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

396 m²

Internal area per unit

Specification

What every unit receives

Bedrooms

5 en-suite

Bathrooms

Built area

396 m²

Plot size

692 m²

Build stage

Off-plan

Warranty

10-yr structural

Energy

Class A (new build)

Buenas Noches

Living in Estepona

Golf

581 m

Golf Academy Albayt Resort

Beach

650 m

Airport

29.7 km

Royal Air Force Gibraltar

Restaurant

309 m

Restaurante La Casona

Supermarket

568 m

Supermarket

Pharmacy

2.3 km

Farmacia Estepona

Hospital

2.3 km

Hospital de Alta Resolución de Estepona

Marina

4.6 km

Puerto Deportivo de la Duquesa

Train station

20.6 km

Jimena de la Frontera

Buenas Noches occupies the western fringe of Estepona, where the New Golden Mile transitions into a quieter, predominantly residential coastline. The urbanisation sits between Estepona town — with its restored old quarter, weekly markets, and harbour — and the golf corridor stretching towards San Pedro de Alcántara. Estepona's beach promenade, extended in recent years, reaches well into this stretch of coast. The area trades the commercial density of Puerto Banús for lower traffic volumes, larger plots, and a neighbourhood character that suits full-time residents as readily as seasonal occupiers. Málaga Airport is approximately one hour by motorway; Gibraltar under forty minutes.

From your door

Marbella Old Town

35 min by car

31.8 km direct

Puerto Banús

27 min by car

24.9 km direct

Málaga Airport

1h 17m by car

70.6 km direct

Mijas Pueblo

1h 1m by car

55.7 km direct

La Cala de Mijas

56 min by car

51.4 km direct

Estepona

7 min by car

6.7 km direct

Gibraltar

34 min by car

30.9 km direct

Ronda

42 min by car

38.9 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 Murmullo 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

€200k10%

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

Contract signing

€400k20%

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

On completion

€1.4M70%

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

Total cost of ownership

Purchase price · drag to model

€2,000,000

From €2,000,000€2,600,000

VAT / IVA (10% new build)

€200,000

Stamp duty / AJD (1.2%)

€24,000

Notary + registry (~1%)

€20,000

Legal fees (~1%)

€20,000

All-in

€2,244,000

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

€7,009/mo

Total repayable

€2,102,619

Loan-to-value · 70%

50%70%

Term · 25 years

10 yrs30 yrs

Interest rate · 3.50%

2.5%5.5%

Deposit required

€600,000

Loan amount

€1,400,000

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

€360,000gross uplift

B · Rent long-term (gross/yr)

€56,000

C · Short-term rental (peak gross/yr)

€90,000

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 Murmullo a good investment compared to the local resale market?

Villa Murmullo 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 Murmullo?

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 Murmullo 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 Murmullo from Málaga airport?

Approximately 77 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 Murmullo 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