Off-plan · current release

Royal River

Río Real · Marbella · Ref: RDEV2474

Prices from

€1,200,000

Available

12 of 17

Bedrooms

2–3en-suite

Delivery

2nd Quarter 2028

Type

Apartments

Size from

113 m²

Total homes

17 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

Royal River, in context.

Royal River is a boutique collection of just 16 apartments in Río Real, the established golf enclave on Marbella's eastern side. It is designed for buyers who want the ease of an apartment with the space of a house: two and three bedrooms, built areas from 113 to 270 m² and a setting beside the fairways of the Río Real course, one of the most recognised on the Costa del Sol.

The two ends of the building tell the story. At the top, penthouses open onto private terraces of up to 200 m², some with their own pool, so breakfast, a midday swim and supper outdoors can all happen without leaving home. At ground level, apartments step straight out into private gardens.

In between, every layout has been planned to draw in natural light, with open-plan living and an orientation chosen for brightness throughout the day. Below, residents share a pool and solarium, a spa with sauna, a fully equipped gym, underground parking and storage rooms.

Then there is the neighbour. The future Four Seasons Marbella resort, with a five-star hotel, private residences and beach clubs, is planned on adjacent land and is widely expected to raise the profile of this stretch of coast further. Four of the 16 homes have already sold ahead of a Q3 2026 start on site. Twelve remain, priced from €1.2 million to €4.5 million.

Prepared by the Roccabox New-Developments Desk · Marbella

At a glance

Key facts

01
Sixteen two and three-bedroom homes, 113 to 270 m² built
02
Penthouses with terraces of up to 200 m², some with private pools
03
Beside Río Real Golf, adjacent to the future Four Seasons Marbella
04
Spa, sauna, gym, solarium, pool and underground parking
05
Construction from Q3 2026, completion Q2 2028, 12 of 16 still available

The current release

The 12 remaining apartments

Each one specified individually. Pricing released on enquiry.

+Show full unit listHide unit list 12 units · Unit, block, floor, specs, garage

Unit	Block	Floor	Beds	Baths	Interior	Outside	Garage
V1	—	0	3	2	116 m²	65 m² terrace · 137 m² garden	1 + storage
V9	—	2	2	2	113 m²	147 m² terrace	2 + storage
V4	—	1	3	3	156 m²	70 m² terrace	2 + storage
V7	—	1	3	3	156 m²	132 m² terrace	2 + storage
V5	—	1	3	3	270 m²	47 m² terrace	1 + storage
V12	—	2	3	3	155 m²	37 m² terrace	2 + storage
V13	—	2	3	3	178 m²	30 m² terrace	2 + storage
V10	—	2	3	3	150 m²	113 m² terrace · 22 m² garden	2 + storage
V11	—	2	3	3	165 m²	113 m² terrace · 21 m² garden	2 + storage
V14	—	4	3	3	130 m²	98 m² terrace	2 + storage
V15	—	3	3	3	163 m²	135 m² terrace	2 + storage
V16	—	4	3	3	172 m²	277 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

12 of 17 apartments remain

Live data refreshed nightly from our multiple independent sources.

2-bedroom Apartment 113 m²

From

€1,580,000

1 available

3-bedroom Apartments 116–270 m²

From

€1,200,000

11 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. Royal River 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

€1.2M

Off-plan pricing

Projected key-ready benchmark

€1.76M

Indicative uplift modelled against comparable new-build completions

Roccabox analyst view

Royal River is at its earliest stage. Construction is due to begin in Q3 2026 with completion in the second quarter of 2028. Buyers committing now choose from the 12 homes still available, including the garden apartments and penthouses with the largest terraces. Supply is fixed at 16 and four have already sold. Pricing of €1.2 million to €4.5 million sits well above the Marbella resale median of €4,724 per m², a premium we would expect any buyer to test closely. What it buys is new-build specification, a golf-side address and a position beside the planned Four Seasons resort, secured before that resort opens rather than after.

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

12 of 17 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.

Royal River is not priced against average Marbella 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 €10,619 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 €4,721/m².

Comparable confidence: 70% · Source: live market data, 12/10/2026

Marbella apartments median (€/m²)

€4,721

Royal River (€/m² built)

€10,619

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

113–270 m²

Internal area per unit

Specification

What every unit receives

Bedrooms

2–3 en-suite

Bathrooms

2–3

Built area

113–270 m²

Build stage

Off-plan

Completion

2nd Quarter 2028

Warranty

10-yr structural

Energy

Class A (new build)

Río Real

Living in Marbella

Golf

5.2 km

Beach

938 m

Beach club

10.4 km

Cocoa Beach

Airport

36.4 km

Aeropuerto de Málaga - Costa del Sol

Restaurant

1.7 km

El Mangaleta

Café

2.5 km

Cafetería Sarria

Bar

2.0 km

El cable

Supermarket

1.3 km

Aldi

Pharmacy

2.4 km

Farmacia Ldo. Sánchez García

Hospital

1.8 km

Hospital Universitario Costa del Sol

Gym

3.7 km

Marbella Olympia Gym

Padel / tennis

7.1 km

Puente Romano

Marina

2.3 km

Marina Marbella

Train station

20.2 km

Fuengirola

Mornings here start with the sea. The nearest stretch of sand is under a kilometre away, a two-minute drive, with Los Monteros beach close by and Playa de la Bajadilla six minutes along the coast. An average daytime high of 21.2°C and a low of 15.4°C mean a 200 m² terrace earns its keep in January as much as in July.

Golf is the obvious draw. The Río Real course lies beside the development, while Greenlife Golf Marbella is 12 minutes away for an informal round. Padel players have the courts at Puente Romano within 14 minutes. Cocoa Beach, a 21-minute drive, suits a long lunch on the sand.

Everyday life is close at hand. Marina Marbella and the old fishing port are five minutes away, El Mangaleta just three. Aldi, Mercadona and Carrefour Market all sit within five minutes, as does Hospital Universitario Costa del Sol, with the private Quironsalud Marbella hospital a short distance further. Marbella's historic centre is minutes away. Málaga airport lies around 36 km to the east, which makes a long weekend from northern Europe entirely realistic.

From your door

Marbella Old Town

3 min by car

3.2 km direct

Puerto Banús

11 min by car

10.0 km direct

Málaga Airport

39 min by car

36.0 km direct

Mijas Pueblo

23 min by car

20.9 km direct

La Cala de Mijas

20 min by car

18.0 km direct

Estepona

31 min by car

28.3 km direct

Gibraltar

1h 7m by car

61.3 km direct

Ronda

42 min by car

38.1 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 Royal River 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

€120k10%

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

Contract signing

€240k20%

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

On completion

€840k70%

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

Total cost of ownership

Purchase price · drag to model

€1,200,000

From €1,200,000€4,500,000

VAT / IVA (10% new build)

€120,000

Stamp duty / AJD (1.2%)

€14,400

Notary + registry (~1%)

€12,000

Legal fees (~1%)

€12,000

All-in

€1,358,400

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

€4,205/mo

Total repayable

€1,261,571

Loan-to-value · 70%

50%70%

Term · 25 years

10 yrs30 yrs

Interest rate · 3.50%

2.5%5.5%

Deposit required

€360,000

Loan amount

€840,000

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

€216,000gross uplift

B · Rent long-term (gross/yr)

€33,600

C · Short-term rental (peak gross/yr)

€54,000

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 Royal River a good investment compared to the local resale market?

Royal River is positioned as a premium new-build product with developer warranty, modern specification and limited supply. Comparable to the broader resale stock in Marbella 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 Royal River?

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 Royal River 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 Royal River from Málaga airport?

Approximately 39 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, Royal River 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 12 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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