Welcome to our Benahavís real estate market update for October 2025. If you have any questions or need any additional information, reach out and we would be happy to answer these.

1. Overview & Context

Benahavís, nestled in the hills between Marbella, Estepona, and Ronda, continues to solidify its reputation as one of the most exclusive and desirable municipalities on the Costa del Sol.

As of 2025, the average apartment prices in Benahavís are around €4,647/m², reflecting a year-on-year rise of ~7.6 %. 
House (villa) prices are somewhat lower on a per-square-metre basis, (~€4,397/m²), with a slower annual growth of ~4.1 %. 

These figures place Benahavís in the upper tier of prices in the Costa del Sol, though slightly more affordable than ultra-prime Marbella in certain zones.

In terms of the “Golden Triangle” (Marbella, Estepona, Benahavís), recent data suggests that property price increases in that zone averaged ~11.9 % year-on-year — with Benahavís itself contributing ~10.8 % growth. 

Also of note: Benahavís continues to be considered one of the wealthiest municipalities in Andalusia. Its average declared income is ~€43,159 (2023 IRPF), and 65% of residents are foreign nationals.

2. Key Drivers & Trends in Benahavís

2.1 Limited Land & New Supply Constraints

• Land for new development is scarce in Benahavís’s mountainous terrain and heavily regulated zones.

• Developers are more selective, focusing on high-end custom villas or small boutique developments, often with large plots and premium finishes.

2.2 Strong Luxury & Lifestyle Demand

• Buyers are attracted to privacy, nature, views, golf proximity, and luxury amenities.

• Many properties are second homes or holiday retreats, used seasonally rather than full-time.

• The prestige of enclaves such as La Zagaleta boosts demand and pricing. 

Upper-Mid / Resale Buyers (~€500K–1M)

• Look in transitional zones between the hills and coastal edge — you may find well-appointed apartments or townhouses.

• Compare cost per square metre vs finishes, view, and land share.

Entry / Mid Buyers (< €500K)

• Options are scarce in Benahavís under this bracket. You may need to look at smaller apartments further down the slope or in adjacent municipalities.

• Be realistic: your budget band may limit you to offsets rather than prime product.

Investor / Holiday Rental Buyers

• Rentals in Benahavís can command premium rates for exclusivity, longer stays, and scenic surroundings.

• But check local licensing / rental regulations — strict regulation or HOA rules may restrict short-term letting.

• Focus on turnkey, easy-to-manage homes with minimal upkeep (gardens, large land, slopes) to maximize net yield.