Buying property in El Madroñal.
A gated estate of large plots in the hills of Benahavís above San Pedro, with security around the clock and the sea in view. Eight villas on file, from €2,550,000 to €11,300,000.
Villas on large plots, behind a gate, in the hills above San Pedro.
El Madroñal is a gated estate with round-the-clock security in the hills of Benahavís, north of San Pedro de Alcántara. It is an estate of villas on large plots, the houses set among pine and scrub on the hillside, and every one of the eight on file has a view of the sea. San Pedro is 9 to 14 minutes away by car, Puerto Banús 13 to 18 and Benahavís village 15 to 20.
Four of the villas are new, built in two pairs by Inmolux Group: Madroñal Gold, finished, and Madroñal View, due for handover at the end of 2026. The other four are listed for sale, from a house of 1988 on nearly 4,800 square metres to a seven bedroom villa finished in 2025. The Sky Marbella, building at the southern edge of the estate, is counted with the rest of Benahavís.
The wider Marbella picture →·New builds in Marbella, Benahavís and Istán →·New developments, by price →
What I actually know about El Madroñal
- Eight villas are on file for El Madroñal in October 2026, from €2,550,000 to €11,300,000. Four are new, in two developments, and four are villas listed for sale, built in 1988, 2021 and 2025, with one listing that gives no year.
- Madroñal Gold is a pair of finished six bedroom villas of 869 m², each at €7,000,000 before VAT. Madroñal View is a pair of six bedroom villas of 1,259 m² on plots of 3,757 m², under construction since November 2024 for handover in the fourth quarter of 2026, from €11,300,000 before VAT.
- Per built square metre, the new villas work out at €8,055 and €8,975, and the four villas listed for sale ask between €4,802 and €10,454. The Benahavís average is €5,413/m² (idealista, 2026).
- The estate is a gated community with security around the clock. The villas on file stand on plots of 2,616 to 5,100 m².
- From Madroñal View the outlook is over the golf courses below to the sea. La Quinta’s 27 holes are 7 minutes by car from The Sky Marbella, at the estate’s southern edge.
- San Pedro de Alcántara is 9 to 14 minutes by car, Puerto Banús 13 to 18, Benahavís village 15 to 20 and Málaga airport 49 to 54.
- San Pedro has two international schools, Laude San Pedro and Calpe School, and Aloha College is in Nueva Andalucía. Creators International School, for ages 7 to 18, opened in Benahavís in September 2026.
- The public hospital for Benahavís is the Hospital Universitario Costa del Sol in Marbella, with a 24-hour emergency department.
8 local facts on file — no brochure talk.
Updated 25 October 2026.
Worth knowing about El Madroñal.
The car comes with the house.
Every errand starts with the car. San Pedro, the nearest town, is 9 to 14 minutes away and Benahavís village 15 to 20. That distance is what buys the quiet and the view. If a café at the end of the street matters to you, San Pedro or the village is the better fit.
A large plot is a large job.
The villas on file stand on 2,616 to 5,100 m². That is a garden, a pool, a drive and, on a hillside, the walls that hold it all up, and every one of them is yours to keep. Ask what the gardener and the pool service cost each year, and walk the boundary before you offer.
The estate fee pays for the gate.
Three of the villa listings give the monthly estate fee, at €350, €555 and €1,120. It pays for the security and the upkeep of the estate and it varies from plot to plot, so one villa’s figure says little about the next. Ask for the estate’s budget and the minutes of its last meeting, and see how community fees work in Spain before you sign.
Half of Madroñal View is paid before the keys.
Madroñal View is due for handover in the fourth quarter of 2026. After the €100,000 reservation, 30% is paid at the private contract and 20% two months later, and the last 50% when the licence to occupy is issued. Every stage payment should be covered by a bank guarantee, as buying off-plan explains, and the independent lawyer I introduce you to checks it before any money moves.
Wealth tax is part of the running cost.
Seven of the eight villas on file are priced above €5 million. Andalucía rebates its wealth tax in full, but above €3.7 million of net Spanish wealth per person the national solidarity tax applies, and Andalucía now collects the same sum itself. One owner of a €10.8 million villa, with no mortgage and nothing else in Spain, would owe about €140,000 a year. Two owners have two allowances, and the wealth tax guide sets out the arithmetic.
Age shows in the price per metre.
Villa Esencia, built in 1988 on 4,795 m², asks €4,802 per built square metre. The other seven villas on file work out between €7,474 and €10,454. Part of that gap is what a house of 1988 needs to match the newer ones, and the buyer of the older house takes that work on at today’s prices. I cost it with you before you offer, not after.
What it costs, and what it costs to hold
The villas on file for El Madroñal run from €2,550,000 for a six bedroom house built in 1988 on a plot of 4,795 m², to €11,300,000 for a new six bedroom villa under construction. Per built square metre that is €4,802 at the bottom and €7,474 to €10,454 for the rest, against €5,413 for Benahavís as a whole. Every villa here is priced on its plot, its view and its age, and the municipal average says little about any of them.
A new villa pays 10% VAT and 1.2% stamp duty on top of the price, plus notary, registry and your lawyer, so plan for 12 to 14% in all. That covers Madroñal Gold, Madroñal View and Villa Alia, which is on its first sale. A resale pays 7% transfer tax instead, about 10 to 11% in all. On the annual side, the listings that state them give estate fees of €350 to €1,120 a month and IBI of €1,894 to €5,125 a year.
Developers’ prices and €/m² are from the price lists on file in October 2026. Villa prices, fees and IBI are from the listings on file. The Benahavís average is idealista’s 2026 figure, as used on the areas page.
What the estate costs, villa by villa.
The site carries no average for El Madroñal alone, so the price line here is the villas themselves, each worked per built square metre: the new ones on the developers’ prices, the rest on their asking prices. Dearest first, with the Golden Mile, Marbella and Benahavís for scale.
The Villa Esencia line is the one I would look at hardest. It asks under two thirds of the per-metre figure of any other villa on the estate, on a plot of 4,795 m², because it is a house of 1988. What it costs to bring it up to the standard around it is the number to have before you offer, not after.
What each rung of the ladder looks like.
These are the six entries on file for El Madroñal, eight villas in all, cheapest first: the asking prices of the four villas listed for sale and the developers’ prices for the two pairs of new ones.
Developers’ prices before VAT from the price lists on file in October 2026, and asking prices from the listings on file. Each has its own page with the photos and my read on it. Tell me the rung you are on and I will bring you what is genuinely available on the week you are looking.
Luxury homes for sale in El Madroñal.
The higher-value villas and apartments for sale here, with the price, the rooms and the size of each. Every one has its own page with the photographs, the running costs and where it is.
Two questions about new builds in El Madroñal
Can you buy a finished new build in El Madroñal?
Yes. One of the 2 developments here is finished, so you can walk round the home itself before you buy. It is Madroñal Gold, from €7,000,000.
When will the new builds in El Madroñal be finished?
The developers give a handover date for one of the 2 developments here. The estimate is the fourth quarter of 2026, at Madroñal View. One of the 2 is already finished.
Nearby, and worth a look.
Nueva Andalucía · Aug 2026 €/m²
Marbella’s Golf Valley — three championship courses in one inland bowl, five minutes behind Puerto Banús, and priced above the town it belongs to.
San Pedro · Aug 2026 €/m²
The real town at the western end of Marbella, with a boulevard, a church square, a Thursday market and a beach, seven minutes from Puerto Banús and a quarter cheaper per square metre than the Golf Valley next door.
Nagüeles · Aug 2026 €/m²
The stretch between Marbella town and Puerto Banús: the beach and the grand hotels on the Golden Mile, gated communities and villas on the hill behind, and the highest price per square metre in Marbella.
Río Real · Aug 2026 €/m²
The east side of Marbella, from the beach at Los Monteros, past the public hospital and two golf courses, to the new building on the hill above. Seven new developments, from €458,000.
Looking for a buyer’s agent in El Madroñal?
That is what I do. I’m Michael from Lunessa Homes — a British buyer’s agent living in Málaga, fluent in Spanish, working on the buyer’s side of the search. One client at a time, and El Madroñal sits inside the stretch of coast I cover, Estepona to Nerja.
- Viewings you don’t have to fly for. I walk El Madroñal myself and report back straight — including the places that aren’t worth your trip.
- A price sense you can hold me to. lowest asking price on file is €2,550,000. When an asking price ignores that, I’ll tell you.
- Local, not general. 13–18 min to Puerto Banús by car — the kind of detail that decides a street, and only shows up on the ground.
- The parts that trip people up. The NIE, the lawyer, the bank, the paperwork in Spanish — handled alongside the search, not left to you afterwards.
Two related pages: buying a property to renovate in El Madroñal, and selling a home here.
Thinking about El Madroñal?
Tell me the rung you’re on and what you’re picturing. If El Madroñal isn’t the right fit, you’ll hear that on the first call — and you’ll hear where is.
Thanks for reaching out.
I’ll be in touch shortly — usually the same day.