Monthly payment
€1,542/mo
Under construction · current release
Atria La Alcaidesa Fase I
La Alcaidesa · San Roque · Ref: RDEV2324
Prices from
€440,000
Available
16 of 41
Bedrooms
2–3en-suite
Delivery
March 2028
Type
Apartments
Size from
On request
Total homes
41 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
Atria La Alcaidesa Fase I, in context.
Atria La Alcaidesa Fase I is the opening phase of a new apartment community on La Alcaidesa, the coastal stretch of San Roque where Cádiz province meets the Strait of Gibraltar. It comprises blocks 4, 5 and 6, a total of 41 two and three-bedroom homes. Each has two bathrooms, a parking space and a storage room. The appeal is golf-front, beach-close living without Marbella pricing.
Life here is arranged around the outdoors. Every home is planned with a spacious terrace. Down in the communal gardens, the planting grows thick around the swimming pool, so a morning swim feels screened and green rather than exposed. Beyond the water sit a gym, a spa and an open-air meditation area for slower starts to the day.
A community room doubles as co-working space, which suits owners who divide the year between the coast and an office elsewhere. Younger children have their own play area, while older ones can claim the beach volleyball court. Beyond the complex, Alcaidesa Links lies about a kilometre away, with La Hacienda Links Golf Resort just beyond it.
Construction has started and completion is scheduled for March 2028. Of the 41 homes, 25 have already sold. The 16 that remain are priced from €440,000 to €859,500. Blocks 1, 2 and 3 form a separate second phase, so buyers who want a home in Fase I still have a choice of units, but that choice is narrowing.
Prepared by the Roccabox New-Developments Desk · Marbella
At a glance
Key facts
01
41 two and three-bedroom apartments across blocks 4, 5 and 6
02
25 of 41 homes sold, 16 remaining from €440,000 to €859,500
03
Construction under way, completion scheduled for March 2028
04
Alcaidesa Links and La Hacienda Links Golf Resort both within 1.1 km
05
Pool, gym, spa, co-working room and beach volleyball court on site
The current release
The 16 remaining apartments
Each one specified individually. Pricing released on enquiry.
+Show full unit listHide unit list
| Unit | Block | Floor | Beds | Baths | Interior | Outside | Garage | |
|---|---|---|---|---|---|---|---|---|
| — | 6 | PL01 | 2 | 2 | — | 21 m² terrace | — | |
| — | 5 | PL01 | 2 | 2 | — | 24 m² terrace | — | |
| — | 5 | PL03 | 2 | 2 | — | 73 m² terrace | 1 + storage | |
| — | 4 | PL03 | 2 | 2 | — | 73 m² terrace | 1 + storage | |
| — | 4 | PL00 | 3 | 2 | — | 31 m² terrace · 33 m² garden | 1 + storage | |
| — | 5 | PL00 | 3 | 2 | — | 31 m² terrace · 33 m² garden | 1 + storage | |
| — | 5 | PL04 | 3 | 2 | — | 33 m² terrace | 1 + storage | |
| — | 4 | PL04 | 3 | 2 | — | 33 m² terrace | 1 + storage | |
| — | 4 | PL04 | 3 | 2 | — | 37 m² terrace | 1 + storage | |
| — | 5 | PL03 | 3 | 2 | — | 42 m² terrace | 1 + storage | |
| — | 6 | PL03 | 2 | 2 | — | 42 m² terrace | 1 + storage | |
| — | 4 | PL04 | 3 | 2 | — | 40 m² terrace | 1 + storage | |
| — | 4 | PL05 | 2 | 2 | — | 56 m² terrace | 1 + storage | |
| — | 5 | PL05 | 2 | 2 | — | 74 m² terrace | 1 + storage | |
| — | 6 | PL05 | 2 | 2 | — | 74 m² terrace | 1 + storage | |
| — | 4 | PL05 | 3 | 2 | — | 135 m² terrace | 1 + storage |
Pricing released on enquiry. Reservations require a refundable holding deposit, held under Spanish bank guarantee until completion.
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Live availability
16 of 41 apartments remain
Live data refreshed nightly from our multiple independent sources.
2-bedroom Apartments
From
€440,000
8 available
3-bedroom Apartments
From
€539,000
8 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. Atria La Alcaidesa Fase I 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
€440k
Under construction pricing
Projected key-ready benchmark
€564k
Indicative uplift modelled against comparable new-build completions
Roccabox analyst view
Fase I sits at a useful point in its cycle. Construction is under way, so the earliest stage of risk is behind it. Completion is not due until March 2028, which leaves time to stage payments through the build. The scarcity is real, with 25 of 41 homes sold and 16 remaining. Three-bedroom resale listings in San Roque are currently asking €539,000 and €599,000. Floor areas are not published, so treat that comparison as indicative only. Casafari's San Roque index shows median values rising from €725 to €809 per m² over twelve months, but it tracks older, cheaper stock. The Catastro also registers the plot under La Línea de la Concepción, a detail Roccabox will confirm during due diligence.
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
16 of 41 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.
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
Apartments
Specification
What every unit receives
Bedrooms
2–3 en-suite
Bathrooms
2
Build stage
Under construction
Completion
March 2028
Warranty
10-yr structural
Energy
Class A (new build)
Document
La Alcaidesa
Living in San Roque
La Alcaidesa moves at an easier pace than the coast further east. The everyday basics are close at hand. The Ruiz Galán supermarket is under 400 metres away and a cluster of restaurants, among them The Yard, BioPizza and Dragonfly, sits within 500 metres. Playa de La Alcaidesa is a two-minute drive and close enough to reach on foot. Playa de La Atunara is seven minutes along the coast.
Golf sets the rhythm of the week. Alcaidesa Links and La Hacienda Links Golf Resort are both roughly a kilometre from the site. San Roque Club is seven minutes by car. Puerto de Sotogrande and its marina are around 14 minutes away and Trocadero Beach Club is about 11 minutes away. Polo clubs and a shopping centre are also within reach.
The climate is mild throughout the year. Over the past decade, average highs have been 20.6°C and average lows 15.1°C. Gibraltar's airport is roughly 20 minutes by car and the San Roque-La Línea station is 21 minutes away. Public health centres lie 12 to 15 minutes from the development.
From your door
Marbella Old Town
54 min by car
49.5 km direct
Puerto Banús
47 min by car
42.8 km direct
Málaga Airport
1h 36m by car
88.1 km direct
Mijas Pueblo
1h 20m by car
72.9 km direct
La Cala de Mijas
1h 13m by car
66.7 km direct
Estepona
29 min by car
26.2 km direct
Gibraltar
12 min by car
11.2 km direct
Ronda
1h 3m by car
57.7 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 Atria La Alcaidesa Fase I 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
€44k10%
Refundable holding deposit until contract signing; locks the unit out of the open market.
Contract signing
€88k20%
First instalment to the developer's bonded escrow account, around 4–8 weeks after reservation.
On completion
€308k70%
Balance paid when keys are handed over and the licence of first occupation issued.
Total cost of ownership
VAT / IVA (10% new build)
€44,000
Stamp duty / AJD (1.2%)
€5,280
Notary + registry (~1%)
€4,400
Legal fees (~1%)
€4,400
All-in
€498,080
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
€462,576
50%70%
10 yrs30 yrs
2.5%5.5%
Deposit required
€132,000
Loan amount
€308,000
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
€79,200gross uplift
B · Rent long-term (gross/yr)
€12,320
C · Short-term rental (peak gross/yr)
€19,800
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 Atria La Alcaidesa Fase I a good investment compared to the local resale market?
Atria La Alcaidesa Fase I is positioned as a premium new-build product with developer warranty, modern specification and limited supply. Comparable to the broader resale stock in San Roque 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 Atria La Alcaidesa Fase I?
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 Atria La Alcaidesa Fase I 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 Atria La Alcaidesa Fase I from Málaga airport?
Approximately 96 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, Atria La Alcaidesa Fase I 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
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