Benahavís Real Estate Market Report 2025

Introduction

Benahavís, a hillside municipality overlooking Marbella on Spain’s Costa del Sol, has long occupied a distinct position within the region’s property landscape. Known for its gated communities, low-density planning, and emphasis on privacy, the municipality has consistently attracted an international buyer base that differs in both composition and motivation from neighbouring coastal towns. In 2025, these characteristics became even more pronounced. The market recorded record levels of foreign participation, sustained price growth across most segments, and a continued shift toward long-term lifestyle ownership rather than short-term speculative activity.

This report presents a detailed analysis of the Benahavís property market in 2025, drawing on official notary and land registry data, regional demographic statistics, and market-level observations from agents, lawyers, and analysts active in the area. It examines buyer nationality and demographic trends, pricing behaviour, language and residency patterns, regulatory changes affecting ownership and rentals, and Benahavís’ relative performance within the Costa del Sol’s “Golden Triangle”. Throughout, the analysis integrates both quantitative data and qualitative market behaviour observed during the year.

1. Buyer Nationality Breakdown in Benahavís (2025)

Benahavís continues to stand out as one of the most international property markets in Spain. Notary figures for the twelve-month period ending August 2025 show that more than 84% of all residential property purchases were made by foreign nationals. This proportion is exceptional not only at a national level but also within Málaga province, where foreign buyers typically account for roughly one-third of transactions.

The nationality breakdown of foreign buyers in Benahavís for 2025, based on notary and registry data, is as follows:

Registry data identifies the United Kingdom as the largest single nationality group among foreign buyers. While headline figures attribute approximately 17–18% of foreign transactions to British nationals, market-level aggregation and notarial commentary suggest that British buyers represent closer to one-third of total purchases when joint ownership structures, residency reclassification, and family purchases are taken into account. Scandinavians, particularly Swedish buyers, form the next most significant cohort, followed by Belgian, Dutch, and German nationals.

A notable development in 2025 was the continued rise in North American buyers, particularly from the United States and Canada. Although still smaller in absolute terms than European groups, this segment accounted for an estimated 8% of transactions and is growing steadily, driven in part by Spain’s Digital Nomad Visa and the relative affordability of luxury property when compared with major US metropolitan markets. The remaining buyer base is distributed across a wide range of European and non-European nationalities, contributing to one of the most diverse buyer profiles of any municipality in Spain. This breadth of demand plays a critical role in market stability, reducing dependence on any single economy or currency.

When viewed against regional benchmarks, Benahavís’ internationalisation is particularly striking. In Marbella, foreign buyers are estimated to account for between 35% and 40% of transactions, while in Estepona the figure is closer to 30–35%. Benahavís therefore sits well above both, reinforcing its positioning as a destination market rather than a purely domestic or commuter-driven one.

For buyers, this international dominance translates into a market shaped primarily by global lifestyle considerations rather than local employment cycles.

For sellers, it means pricing and presentation must resonate with an international audience whose reference points are often London, Stockholm, Amsterdam, New York, or Toronto rather than Málaga or Seville.

2. Average Property Prices in Benahavís (2025) and Year-on-Year Changes

Property prices in Benahavís continued their upward trajectory throughout 2025. By mid-year, the average asking price reached €5,646 per square metre, representing a year-on-year increase of approximately 14.8%. Independent portal data from Idealista and Fotocasa corroborates this trend, with year-end figures showing average prices between €5,460 and €5,510 per square metre and annual growth comfortably in double-digit territory.

Price reporting across Benahavís in 2025 was consistent in direction, with all major sources confirming double-digit annual growth, while differing slightly in methodology and coverage. The table below brings together the most frequently cited benchmarks for the municipality overall, key property types, and several of the most recognised sub-markets within Benahavís.

This robust appreciation is attributed to several factors:

• Sustained international demand and limited new supply, especially in prime gated communities.
• Scarcity of developable land due to protected green zones and strict planning regulations.
• Preference for high-quality, renovated, or turnkey properties among buyers.
• Strong liquidity in the luxury segment, with many transactions completed in cash.

Transaction-level data paints a similar picture. The average sale price during the period stood at €928,593, with an average built size of 239 square metres, underscoring the municipality’s luxury orientation. Price levels vary significantly by area, with ultra-prime enclaves such as La Zagaleta and El Madroñal exceeding €7,600 per square metre, while more accessible zones such as Los Flamingos remain below the municipal average.

Apartments outperformed houses in percentage growth terms during 2025. Apartment prices rose by close to 8% year on year, while houses recorded growth of just over 4%. This divergence reflects stronger liquidity in the apartment segment and sustained demand from buyers seeking lower entry points into the Benahavís market.

Despite strong headline growth, the Benahavís market in 2025 was characterised more by discipline than exuberance. Prices rose steadily rather than explosively, and transactions were typically concluded close to realistic market values. This has important implications for both buyers and sellers.

From a buyer’s perspective, expectations of securing properties at deep discounts became increasingly unrealistic. The combination of limited supply, high levels of international demand, and a large proportion of cash buyers meant that well-priced properties attracted competition rather than negotiation. Opportunistic offers significantly below asking price were rarely successful unless a property was demonstrably overpriced.

For sellers, the year reinforced the importance of accurate pricing. While the market is strong, it does not reward overambition. Properties launched materially above comparable values tended to stagnate, while those aligned with market reality transacted more efficiently, often with fewer concessions than sellers might have expected in previous cycles.

3. Languages Spoken by Residents and Property Buyers

Benahavís’ international profile is reflected clearly in its linguistic landscape. While Spanish remains the official language for administration and legal documentation, English functions as the dominant second language and, in many contexts, the primary means of communication among residents, buyers, and service providers. With foreign nationals accounting for close to 60% of the registered population and an even higher proportion of property owners, English is widely used in real estate transactions, community meetings, and daily life within gated communities.

Scandinavian languages, particularly Swedish, Norwegian, and Danish, are also commonly heard, alongside Dutch and German. In the ultra-luxury segment, Arabic and Russian are increasingly present. For buyers, this multilingual environment significantly lowers barriers to entry and day-to-day integration.

For sellers and developers, it reinforces the need for multilingual marketing, documentation, and professional support.

Key Points:

• Many real estate agencies, notaries, and legal professionals in Benahavís offer services in multiple languages, with English and German being the most common after Spanish.
• International schools in the area (including those in nearby Marbella and Estepona) cater to English, German, and Scandinavian speakers, further reinforcing the multilingual environment.
• Community events, restaurants, and local businesses often provide menus and information in several languages, reflecting the needs of a diverse clientele.

4. Buyer Demographic Trends in 2025

The average age of property buyers in Benahavís remained stable at approximately 52 years. The largest cohort continues to fall within the 51–60 age bracket, reflecting a market dominated by financially established individuals. This demographic profile underpins the municipality’s emphasis on quality, security, and long-term ownership rather than rapid turnover.

Retirees from the UK, Scandinavia, Germany, and the Benelux countries remain a cornerstone of demand. Access to healthcare, a mild climate, and a sense of community continue to drive relocation decisions. Many buyers in this segment choose to register as residents, reinforcing Benahavís’ stable, year-round population base.

Key characteristics of the Benahavís buyer profile:

• Higher purchasing power: Buyers are typically affluent, with a preference for quality over speed and a focus on privacy, design, and wellness.
• Long-term orientation: Most buyers are not speculative investors but are seeking stability, capital preservation, and a refined lifestyle.
• Preference for luxury and exclusivity: The market is driven by demand for high-end villas, gated communities, and properties with panoramic views and modern amenities.

One of the most visible shifts in 2025 was the growing presence of remote workers and digital nomads, particularly from North America. Spain’s Digital Nomad Visa has enabled a younger but still affluent demographic to establish long-term bases in Benahavís, often seeking properties with a dedicated office space.

The rise of remote work, accelerated by the digitalization of the global workforce and the lingering effects of the pandemic, has made Benahavís an attractive destination for those seeking a high quality of life, reliable connectivity, and access to international schools and services.

• Remote work prevalence: Nationally, around 25% of the Spanish workforce teleworks at least occasionally, with higher rates among professionals in IT, finance, and consulting. In Benahavís, the proportion is likely higher due to the international and professional profile of residents.
• Buyer motivations: Remote workers are drawn by the area’s safety, climate, and infrastructure, as well as the ability to balance work and leisure in a tranquil yet well-connected environment.
• Impact on the market: The influx of remote workers has increased demand for properties with home office space, high-speed internet, and proximity to amenities.

While Benahavís has never been a high-yield investment hotspot, investor interest remains present, particularly in apartments within established golf resorts. Rental yields are generally moderate, and investment decisions tend to prioritise capital preservation and personal use flexibility rather than aggressive short-term returns.

5. Benahavís Compared to Marbella and Estepona

In comparative terms, Benahavís outperformed both Marbella and Estepona in price growth during 2025. Average prices exceeded those of Marbella on a per-square-metre basis in several segments, while remaining significantly above Estepona.

For buyers, this reinforces Benahavís’ position as a premium inland alternative offering more space and privacy than coastal locations.

For sellers, it confirms that Benahavís is no longer a secondary option but a primary destination market competing directly with Marbella’s most established neighbourhoods.

6. Notary, Registry, and Agency Commentary

Notaries and registrars consistently highlighted the resilience of the Benahavís market throughout 2025. Although transaction volumes declined due to limited stock, demand remained strong, and prices continued to rise. The overwhelming dominance of resale properties reflects both planning constraints and the municipality’s commitment to low-density development.

Official commentary from notaries and registrars highlights the following key points for Benahavís in 2025:

• International dominance: The overwhelming majority of buyers are foreign nationals, with a diverse mix of origins providing market stability.
• Transaction characteristics: Most sales are for second-hand properties (over 96%), with new builds accounting for a small fraction of transactions. The majority of buyers are individuals rather than corporate entities.
• Legal and regulatory environment: The process for foreign buyers remains transparent and straightforward, with notaries ensuring compliance with legal requirements and registrars providing secure title registration.

From an agency perspective, the defining feature of the year was market maturity. Buyers were informed, internationally experienced, and less driven by emotion. Sellers, in turn, were increasingly aware that realistic pricing was essential to achieving timely sales.  

7. Transaction Volumes and Property Types

A total of 710 residential transactions were recorded during the period. Apartments accounted for over three-quarters of sales, reflecting both availability and broader appeal. New-build transactions remained rare, reinforcing the supply-side constraints that continue to shape pricing dynamics.

Property type:

• Apartments: 76.8% of sales
• Houses: 23.2% of sales

• Second-hand properties: 96.8% of sales
• New builds: 3.2% of sales

Average Property Size and Value

• Average property size: 239 m² (built area)
• Average transaction value: €928,593
• Total transactions: 710 (sales)

8. Mortgage and Financing Trends

Although Spanish banks expanded mortgage offerings for non-residents in 2025, Benahavís remains a predominantly cash-driven market. Financing is more commonly used as a strategic tool rather than a necessity, particularly in the luxury segment.

The key features of the range of mortgage products tailored to non-resident buyers include:

• Loan-to-value (LTV): Typically up to 60–70% for non-residents
• Interest rates: Slightly higher than for residents (2.9–3.5% in late 2025)
• Documentation: Enhanced requirements for proof of income, solvency, and legal compliance
• Multilingual support: Banks have expanded their teams and digital processes to accommodate international clients

9. Demographic Profile: Population and Foreign Residents

Benahavís’ registered population stood at 9,256 in 2024, with foreign residents accounting for approximately 58%. This demographic structure reinforces the municipality’s international character and supports year-round economic activity rather than seasonal fluctuation. 

Population Statistics

• Total population (2024): 9,256
• Foreign residents: 5,400 (58.4% of total)
• Main countries of origin: United Kingdom (34.8% of foreigners), followed by other Northern and Western European nations
  

Age Structure

• Average age: 40.2 years
• % under 20 years: 23.8%
• % over 65 years: 13.5%The relatively young average age, combined with a high proportion of foreign residents, reflects the municipality’s appeal to both families and retirees.

10. Short-Term Rental and Tourist Licence Impact

Regulatory changes affecting tourist rentals have had a limited but meaningful impact in Benahavís. The ability of communities to restrict short-term rentals has reinforced the residential nature of many developments and aligned well with the preferences of lifestyle-driven buyers.

The regulatory framework for short-term rentals in Benahavís and the wider Andalusian region has become more stringent in 2025, with key changes including:

• Community approval: Communities of owners can approve, limit, or prohibit tourist rentals by a three-fifths majority, and can impose additional fees on owners who engage in such activities.
• Registration requirements: All tourist rentals must be registered with the Andalusian authorities and display a valid registration number in all advertisements.
• Municipal controls: Local planning regulations may further restrict the issuance of new tourist licences in certain zones.

Buyers are increasingly attentive to the legal status of properties and the rules of their communities before purchasing with the intent to rent. The ability of communities to regulate tourist rentals has helped preserve the tranquility and residential character of many developments, reinforcing Benahavís’ appeal to lifestyle buyers. 

11. Transaction Process and Legal Considerations

The purchase process for foreign buyers remains transparent and well-established. Total acquisition costs typically fall between 10% and 12% of the purchase price, and the widespread availability of bilingual legal support continues to facilitate international transactions.

See our guides on Purchase Costs and the Purchase Process for more information.

12. Market Outlook and Strategic Considerations

Looking ahead, price growth is expected to moderate but remain positive. Continued supply constraints, combined with Benahavís’ global appeal, suggest ongoing support for values.

Buyers who approach the market with realistic expectations are likely to find opportunities, while sellers who price accurately should continue to benefit from steady demand.

13. Conclusion

In 2025, Benahavís confirmed its status as one of Spain’s most resilient and internationally oriented property markets. Strong foreign demand, steady price growth, and a mature buyer profile have combined to create a market that rewards preparation, realism, and long-term thinking.

For buyers, the key lesson is that Benahavís is no longer a market where deep discounts are readily available. You can search properties currently available for sale here->

For sellers, the message is equally clear: strength does not eliminate the need for accurate pricing. As the Costa del Sol continues to evolve, Benahavís remains defined by its privacy, stability, and enduring international appeal. You can find more information on selling through Benahavis Collection here->