Benahavís Property Market – Q3 & 12-Month Review (to September 2025)

A deeper look at how prices, segments and absorption in Benahavís have evolved over the last year, using data to the end of September 2025 and selected Q4 context.

Data focus: Q3 2025 close (September) with references to October 2025 updates where relevant.

1. Price performance & year-on-year comparisons

On the main price portals, Benahavís continues to sit at, or very near, the top of Málaga province. Idealista’s sale-price series shows the municipality at around €5,391/m² in September 2025, up roughly 16% year-on-year and around 6% higher quarter-on-quarter versus June.  October nudged a little higher again to roughly €5,432/m², maintaining the annual increase above 16%.¹

• 12-month move: From just under €4,700/m² in late 2024 to the mid-€5,000s/m² by autumn 2025 on Idealista, with nearly every month in 2025 showing positive or flat changes rather than any clear correction.¹
• Q3 2025 (Jul–Sep) recap: A strong quarter. Prices rose from ~€5,129/m² in July to ~€5,391/m² in September on Idealista, with quarterly growth just over 6% and annual growth around 16%.¹
• Peak asking levels: Indomio’s asking-price series shows a two-year high in August 2025 at ~€5,743/m², up about 13–14% on late-2024 asking levels, confirming the top-end of seller expectations in Benahavís.²
• Provincial ranking: In late-2025 Málaga-province round-ups, Benahavís is repeatedly highlighted as the most expensive municipality in the province on €/m², edging Marbella by a small margin.^3,4

In short, by the end of Q3 2025 Benahavís is trading at new or near-new highs on the main price indices, with steady quarterly growth and double-digit year-on-year gains.

2. Price tiers & typical €/m² by segment

Benahavís is not a single market. Prices vary widely between more “normal” apartment/townhouse stock and ultra-prime villas in gated communities such as La Zagaleta or Monte Mayor. Public data and agency reports suggest the following directional tiers as of Q3 2025:

These bands are directional and vary by micro-location, plot, views and renovation level. They do, however, help frame where different buyer budgets typically sit within the wider Benahavís market.

3. Absorption, time-on-market & discount to asking

Transaction data for the wider Golden Triangle (Marbella, Estepona, Benahavís) shows a healthy but more selective market. 2024 closed with roughly 8,700 sales across the three municipalities, of which around 800 were in Benahavís, and early-2025 updates indicate sales volumes broadly holding up, even as buyers become more value-conscious.^8,9

• Absorption: In the mid-segment (roughly €1–2M villas and €600k–€1.2M apartments), well-priced listings in good locations still tend to find a buyer within a few months. However, stock at ambitious prices or needing heavy renovation can sit considerably longer.
• Days-on-market: A number of local market summaries and agent reports point to a wide spread in marketing times, with some Benahavís stock sitting on portals for a year or more when pricing or presentation are not aligned with current demand. Well-prepared, correctly priced homes, by contrast, clear significantly faster.
• Discount to asking: Regional reports for Costa del Sol prime markets suggest average negotiated discounts in the high-single-digit range (around 8–10%) on luxury stock, with materially lower discounts on best-in-class homes and higher ones on compromised properties.^10,11 In Benahavís, a reasonable working assumption is:
  • Turnkey, A-grade homes: often transact within ~3–6% of asking when correctly priced.
  • Good but not perfect stock: discounts typically cluster around ~6–10% depending on vendor motivation.
  • Projects / heavy-renovation or mis-priced homes: can see 10–15%+ gaps between initial ask and final sale.
• Ask vs. achieved prices: Costa del Sol-wide analysis notes that since mid-2024, asking prices have been rising faster than achieved sale prices, implying greater selectivity from buyers and longer marketing times when vendors are slow to adjust expectations.¹⁰

Overall, absorption remains healthy but more polarised: correctly prepared homes at sensible prices clear; others risk extended marketing times and deeper negotiations.

4. Rental market snapshot

For investors, rental data provides useful context. Indomio places the average asking rent in Benahavís at roughly €18/m² per month in August 2025, up modestly on late-2024 levels and at the very top of Málaga province alongside Marbella.²

• Prime long-let yields: At current price and rent levels, gross yields on quality long-lets typically sit in the ~3–4% range for apartments and slightly lower for high-end villas. Well-chosen units with strong year-round demand (schools, services, transport) can perform better.
• Short-let / holiday rentals: Returns depend heavily on licensing, management quality and micro-location. Demand remains strong in established golf and resort environments, but operating costs and regulation (including holiday-rental licence rules) need careful modelling.

5. Outlook – risks & catalysts to watch (2025–26)

Looking ahead from the end of Q3 2025, most serious research houses and local agencies see a market that remains fundamentally supported but more sensitive to pricing and quality. Key risks and catalysts include:

• Macro & rates: Interest-rate expectations for the eurozone are beginning to stabilise, and Spain-wide forecasts still point to mid-single-digit price growth into 2026. A sharper-than-expected economic slowdown in key feeder markets (UK, northern Europe, US) would be the main downside risk.
• Foreign-buyer demand: The Golden Triangle continues to attract a high share of international buyers, particularly in the luxury segment, with Benahavís often highlighted as one of the main beneficiaries of this trend.^6,9,12 Any policy shifts affecting visas, taxation or non-resident ownership could change demand at the margin.
• Supply of new projects: New-build launches in prime positions remain relatively constrained compared with demand. However, pockets of more plentiful supply (certain apartment schemes, peripheral plots) could see slightly more price competition.
• Quality polarisation: Buyers are increasingly unforgiving of poor layouts, dated finishes and inefficient energy performance at premium prices. As a result:
  • Turnkey stock: likely to see prices hold or drift higher, especially in the €1–3M band.
  • Project stock: likely to see longer marketing times and deeper negotiations until pricing reflects renovation costs.
• Regulation & holiday-rental rules: Evolving rules around holiday-rental licences and urban-planning constraints may limit supply in certain micro-markets while adding friction for some investor strategies.

Our base case from a Benahavís perspective is for sideways to modestly higher prices in 2026 for renovated, well-located homes, with more negotiation and stock rotation needed in older, less efficient, or over-priced segments.

• ¹ Idealista – Benahavís historic sale-price series to Oct 2025 (€/m², monthly & annual changes).
• ² Indomio – Benahavís sale & rental asking prices, August 2025 (peak values and 2-year ranges).
• ³ Idealista Málaga-province report – Benahavís as most expensive municipality on €/m² in late-2025.
• ⁴ Idealista / other Málaga rankings – Benahavís vs. Marbella, Fuengirola, Estepona on €/m².
• ⁵ Pure Living / other Golden Triangle reports – Benahavís ~€5,391/m² (+16.1% y/y), La Quinta & La Zagaleta >€7,500/m².
• ⁶ Costa del Sol luxury-market commentary – foreign-buyer demand & limited supply in Marbella–Benahavís corridor.
• ⁷ Idealista high-end municipality analysis – average property price in Benahavís above €2.2M.
• ⁸ DM Properties / Knight Frank & other agency reports – Golden Triangle transaction volumes and sales mix.
• ⁹ Various 2024–2025 Golden Triangle market reports – stability in sales volumes, strong luxury segment.
• ¹⁰ Costa del Sol Q2 2025 analysis – ask vs. achieved price gaps and lengthening marketing times for mis-priced stock.
• ¹¹ Marbella H1 2025 prime-market data – average discount from asking price around ~10% on luxury deals.
• ¹² Spain-wide & Costa del Sol research (banks and agencies) – foreign-buyer share and 2025–26 price forecasts.

Updated: 28 November 2025 – synthesis of public portal data and independent agency research; all figures indicative.