Off-plan · current release

Royal River

Río Real · Marbella

Prices from

€698,000

Available

16 of 16

Bedrooms

2–3en-suite

Delivery

2nd Quarter 2028

Type

Apartments

Size from

149 m²

Total homes

16 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 16 two- and three-bedroom apartments and penthouses in Río Real, one of Marbella East's most established residential addresses — positioned for buyers who want genuine scarcity, a confirmed completion in Q2 2028, and proximity to a neighbourhood already attracting five-star institutional investment.

The 16 residences divide between ground-floor homes with private gardens and penthouses carrying terraces of up to 200 m² — the largest of which include a private swimming pool. Built areas run from 149 m² to 472 m², providing a meaningful range across the two- and three-bedroom formats. Architecture follows a clean contemporary Mediterranean language: floor-to-ceiling glazing, natural stone accents, and layouts oriented to maximise daylight and panoramic views across the Río Real golf course and the Mediterranean beyond.

Communal amenities include a pool, solarium, spa, sauna, and fully equipped gym. With all 16 units still available at launch, early buyers retain the widest choice of typology and position.

Prepared by the Roccabox New-Developments Desk · Marbella

At a glance

Key facts

01
Boutique scheme of just 16 residences — 100% available at launch
02
Penthouses with private terraces up to 200 m² and individual swimming pools
03
Built areas from 149 m² to 472 m² across two- and three-bedroom formats
04
Adjacent to Río Real Golf Course and the future Four Seasons Marbella resort
05
Confirmed Q2 2028 delivery with spa, sauna, gym, and solarium on-site

The current release

The 16 remaining apartments

Each one specified individually. Pricing released on enquiry.

+Show full unit listHide unit list 16 units · Unit, block, floor, specs, garage

Unit	Block	Floor	Beds	Baths	Interior	Outside	Garage
V5	—	1	2	2	149 m²	26 m² terrace	1 + storage
V3	—	0	2	2	172 m²	27 m² terrace · 25 m² garden	1 + storage
V2	—	0	2	2	196 m²	61 m² terrace · 26 m² garden	1 + storage
V1	—	0	2	2	193 m²	36 m² terrace · 193 m² garden	1 + storage
V4	—	0	3	2	229 m²	31 m² terrace · 30 m² garden	1 + storage
V8	—	2	2	2	291 m²	143 m² terrace	2 + storage
V9	—	2	2	2	308 m²	147 m² terrace	2 + storage
V6	—	1	3	3	259 m²	80 m² terrace	2 + storage
V7	—	1	3	3	333 m²	129 m² terrace	2 + storage
V12	—	2	3	3	245 m²	37 m² terrace	2 + storage
V13	—	2	3	4	267 m²	30 m² terrace	2 + storage
V10	—	2	3	3	321 m²	113 m² terrace	2 + storage
V11	—	2	3	3	340 m²	113 m² terrace	2 + storage
V14	—	4	3	4	277 m²	98 m² terrace	2 + storage
V15	—	3	3	4	361 m²	135 m² terrace	2 + storage
V16	—	4	3	4	472 m²	277 m² terrace	2 + storage

Pricing released on enquiry. Reservations require a refundable holding deposit, held under Spanish bank guarantee until completion.

Roccabox AI

Ask anything about Royal River.

Our AI concierge knows every unit, every spec, every price, the off-plan timeline, the local market and how to compare this development against the others nearby. Answers in your language, instantly, any time.

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Live availability

16 of 16 apartments remain

Live data refreshed nightly from our multiple independent sources.

2-bedroom apartments 149–308 m²

From

€698,000

6 available

3-bedroom apartments 229–472 m²

From

€998,000

10 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

€698k

Off-plan pricing

Projected key-ready benchmark

€1.03M

Indicative uplift modelled against comparable new-build completions

Roccabox analyst view

At prices from €698,000, Royal River launches into a Marbella East resale market where the median price per square metre sits at approximately €4,700 — a figure that has drifted upward consistently over the past twelve months. A scheme of only 16 units offers limited room for price repositioning between now and Q2 2028 delivery. The adjacency of the Four Seasons resort, still under development, adds a forward-looking demand driver that is specific to this plot and unlikely to be replicated nearby.

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

16 of 16 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 €4,685 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 €4,700/m².

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

Marbella apartments median (€/m²)

€4,700

Royal River (€/m² built)

€4,685

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

149–472 m²

Internal area per unit

Specification

What every unit receives

Bedrooms

2–3 en-suite

Bathrooms

2–4

Built area

149–472 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

Río Real sits on the eastern edge of Marbella's urban core — close enough to walk to the old town's restaurants and market, distant enough to feel genuinely residential. Los Monteros Beach and its beach clubs are minutes away by car, while the Río Real Golf Course — one of the Costa del Sol's most historic layouts — borders the development directly.

The broader neighbourhood is undergoing a quiet but significant transformation: the forthcoming Four Seasons Marbella resort, which will include a five-star hotel, private residences, and a beach club, is planned for an adjacent plot, a development that tends to pull local property values and dining and leisure infrastructure upward in its wake. The combination of established calm and incoming institutional quality is relatively rare on this stretch of coast.

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

€70k10%

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

Contract signing

€140k20%

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

On completion

€489k70%

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

Total cost of ownership

Purchase price · drag to model

€698,000

From €698,000€4,500,000

VAT / IVA (10% new build)

€69,800

Stamp duty / AJD (1.2%)

€8,376

Notary + registry (~1%)

€6,980

Legal fees (~1%)

€6,980

All-in

€783,156

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

€2,446/mo

Total repayable

€733,814

Loan-to-value · 70%

50%70%

Term · 25 years

10 yrs30 yrs

Interest rate · 3.50%

2.5%5.5%

Deposit required

€209,400

Loan amount

€488,600

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

€125,640gross uplift

B · Rent long-term (gross/yr)

€19,544

C · Short-term rental (peak gross/yr)

€31,410

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 16 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