Monthly payment
€1,314/mo
Under construction · current release
Grand Bay
Bahía de las Rocas · Manilva · Ref: RDEV2541
Prices from
€375,000
Available
27 of 44
Bedrooms
2–3en-suite
Delivery
November 2027
Type
Apartments
Size from
82 m²
Total homes
44 homes
Phase
Under construction
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
Grand Bay, in context.
Grand Bay occupies the coastal shelf at Bahía de las Rocas, the quiet stretch of Manilva between Punta Paloma and Chullera where the land tilts towards the water and the Rock of Gibraltar sits on the horizon. This release covers 44 apartments of two and three bedrooms, 82 m² to 104 m², priced from €375,000 to €655,000. Seventeen are already sold. Work is on site now, with handover scheduled for November 2027, within a wider 153-home scheme carrying a stated investment of €63 million.
The blocks step down the slope in tiers, which does the one thing that matters on a hillside: almost every home looks at open sea rather than at its neighbour. Orientations are south-east and south-west, so the light arrives early in the kitchen and stays late on the terrace.
Every apartment has a terrace; ground-floor homes gain a private garden and upper units a solarium.
On price, be clear-eyed. Manilva resale averages roughly €2,469 per m² and Grand Bay sits well above that, as new-build with sea views always does. The fairer comparison is eastward: Sotogrande at about €3,842 per m² and Estepona at €4,329. Manilva has climbed 15 per cent in a year and remains the cheaper postcode in a very good neighbourhood.
Prepared by the Roccabox New-Developments Desk · Marbella
At a glance
Key facts
01
44 apartments in this release, 17 already sold and 27 remaining
02
Two and three bedrooms, 82 m² to 104 m², from €375,000 to €655,000
03
Under construction now, handover scheduled for November 2027
04
Tiered south-east and south-west blocks, most homes with open Mediterranean views
05
Sotogrande marina 8 minutes, Real Club de Golf de Sotogrande 11 minutes, beach 1.1 km
The current release
The 27 remaining apartments
Each one specified individually. Pricing released on enquiry.
+Show full unit listHide unit list
| Unit | Block | Floor | Beds | Baths | Interior | Outside | Garage | |
|---|---|---|---|---|---|---|---|---|
| B3-BJ-2 | — | — | 2 | 2 | 82 m² | 30 m² terrace | 1 + storage | |
| B3-BJ-4 | — | — | 2 | 2 | 83 m² | 31 m² terrace | 1 + storage | |
| B3-BJ-3 | — | — | 2 | 2 | 82 m² | 31 m² terrace | 1 + storage | |
| B3-BJ-12 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-01-6 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-01-7 | — | — | 2 | 2 | 82 m² | 33 m² terrace | 1 + storage | |
| B3-01-8 | — | — | 2 | 2 | 83 m² | 33 m² terrace | 1 + storage | |
| B3-BJ-9 | — | — | 2 | 2 | 83 m² | 33 m² terrace | 1 + storage | |
| B3-BJ-13 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-BJ-11 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-01-19 | — | — | 2 | 2 | 83 m² | 33 m² terrace | 1 + storage | |
| B3-01-21 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-01-22 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-01-23 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-BJ-1 | — | — | 3 | 2 | 103 m² | 33 m² terrace | 1 + storage | |
| B3-02-16 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-01-5 | — | — | 3 | 2 | 104 m² | 34 m² terrace | 1 + storage | |
| B3-BJ-14 | — | — | 3 | 2 | 104 m² | 33 m² terrace | 1 + storage | |
| B3-02-18 | — | — | 2 | 2 | 83 m² | 33 m² terrace | 1 + storage | |
| B3-02-25 | — | — | 2 | 2 | 83 m² | 33 m² terrace | 1 + storage | |
| B3-01-24 | — | — | 3 | 2 | 103 m² | 33 m² terrace | 1 + storage | |
| B3-02-26 | — | — | 2 | 2 | 82 m² | 33 m² terrace | 1 + storage | |
| B3-02-28 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-02-27 | — | — | 2 | 2 | 82 m² | 33 m² terrace | 1 + storage | |
| B3-02-29 | — | — | 2 | 2 | 82 m² | 32 m² terrace | 1 + storage | |
| B3-02-15 | — | — | 3 | 2 | 103 m² | 34 m² terrace | 1 + storage | |
| B3-02-30 | — | — | 3 | 2 | 104 m² | 33 m² terrace | 1 + storage |
Pricing released on enquiry. Reservations require a refundable holding deposit, held under Spanish bank guarantee until completion.
Roccabox AI
Ask anything about Grand Bay.
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Live availability
27 of 44 apartments remain
Live data refreshed nightly from our multiple independent sources.
2-bedroom Apartments
82–83 m²
From
€375,000
21 available
3-bedroom Apartments
103–104 m²
From
€499,000
6 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. Grand Bay 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
€375k
Under construction pricing
Projected key-ready benchmark
€481k
Indicative uplift modelled against comparable new-build completions
Roccabox analyst view
The scheme has moved past the risky paper stage. Groundworks are recorded at the registry under the Manilva cadastral reference with the parcel classified urban, construction has started and the delivery date is fixed at November 2027, which gives buyers a real timetable rather than an intention. With 17 of the 44 homes in this release already committed, the choice of orientation, floor level and the units with gardens or solariums narrows with every month. Payment is staged across a two-year build, so capital is released gradually while Manilva values continue to close the gap on Sotogrande and Estepona. Buying finished stock here in late 2027 will mean paying the market, not the launch list.
Reserving early
Why buyers reserve at this stage
01
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.
02
Scarcity and specification
27 of 44 units remain. The plot sizes, orientation and amenity package on this scheme are not easily replicated in the immediate resale stock.
03
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.
Grand Bay is not priced against average Manilva 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 €4,573 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 €2,480/m².
Comparable confidence: 70% · Source: live market data, 04/11/2026
Manilva apartments median (€/m²)
€2,480
Grand Bay (€/m² built)
€4,573
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
82–104 m²
Internal area per unit
Specification
What every unit receives
Bedrooms
2–3 en-suite
Bathrooms
2
Built area
82–104 m²
Build stage
Under construction
Completion
November 2027
Warranty
10-yr structural
Energy
Class A (new build)
Document
Bahía de las Rocas
Living in Manilva
The nearest beach is a little over a kilometre away, a two-minute drive or a proper walk and it belongs to the stretch of coast that tourism has largely overlooked. Sabinillas, Alcaidesa and Cala Sardina are the sort of sand where the beach bar knows your order by August and the view runs to the Rock of Gibraltar and, on clear days, the mountains of North Africa.
Golf is close to absurd. Real Club de Golf de Sotogrande is eleven minutes by car, La Cañada twelve and La Reserva fourteen. Puerto de Sotogrande is eight minutes for a long lunch and the boats, with Puerto de la Duquesa nine minutes in the other direction for something less formal. A restaurant sits 632 metres from the site, a pharmacy under three kilometres, supermarkets, a gym and a hospital all inside a seven or eight-minute drive.
The weather does the rest. Average highs of 20.3°C against lows of 14.8°C across the year mean the terrace works in February as well as July. Gibraltar airport is the practical link for UK owners, with Málaga reachable along the AP-7 for wider connections.
From your door
Marbella Old Town
43 min by car
39.4 km direct
Puerto Banús
36 min by car
32.5 km direct
Málaga Airport
1h 25m by car
78.2 km direct
Mijas Pueblo
1h 9m by car
63.1 km direct
La Cala de Mijas
1h 3m by car
57.8 km direct
Estepona
17 min by car
15.3 km direct
Gibraltar
24 min by car
22.0 km direct
Ronda
52 min by car
47.3 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 Grand Bay 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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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
€38k10%
Refundable holding deposit until contract signing; locks the unit out of the open market.
Contract signing
€75k20%
First instalment to the developer's bonded escrow account, around 4–8 weeks after reservation.
On completion
€263k70%
Balance paid when keys are handed over and the licence of first occupation issued.
Total cost of ownership
VAT / IVA (10% new build)
€37,500
Stamp duty / AJD (1.2%)
€4,500
Notary + registry (~1%)
€3,750
Legal fees (~1%)
€3,750
All-in
€424,500
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.
Total repayable
€394,241
50%70%
10 yrs30 yrs
2.5%5.5%
Deposit required
€112,500
Loan amount
€262,500
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
€67,500gross uplift
B · Rent long-term (gross/yr)
€10,500
C · Short-term rental (peak gross/yr)
€16,875
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 Grand Bay a good investment compared to the local resale market?
Grand Bay is positioned as a premium new-build product with developer warranty, modern specification and limited supply. Comparable to the broader resale stock in Manilva 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 Grand Bay?
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 Grand Bay 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 Grand Bay from Málaga airport?
Approximately 85 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, Grand Bay 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 27 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
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