Marbella and comparison cities · €/m²
The gap between asking prices and notarised prices
The first table compares four municipalities with the same property scope, the same geographic level and the same notarial retrieval method. Marbella postal codes and the three comparison cities are shown separately below. Figures are entered by hand from named portals; nothing is scraped.
Municipality level, like for like
These four figures use the same property scope, the same geographic level and the same retrieval method, so they are directly comparable with each other.
Median gap
- Median percentage gap
- +26.8%
- Median absolute gap
- €1,053/m²
- Zones in the median
- 4 of 4 zones with notary data
Median based on 4 of 4 zones with notary data.
Gap by zone
| Zone | Level | Property scope | Geography | Asking €/m² | Notarised €/m² | Absolute gap | Percentage gap | Asking source | Retrieved | Asking period | Notarised period | Note |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Marbella (marbella) | Municipality | All residential | Municipality | €5,939 | €4,665 | €1,274 | +27.3% | SpainHouses | 24/08/2026 | as of 24/08/2026 | last 12 available months, retrieved 24/08/2026 | Municipality headline for Flats and Houses. Idealista's Marbella index page was empty; Fotocasa municipality figure of €5,040/m² used as cross-check. |
| Madrid (madrid) | Municipality | All residential | Municipality | €6,547 | €5,185 | €1,362 | +26.3% | Idealista | 24/08/2026 | July 2026 | last 12 available months, retrieved 23/08/2026 | SpainHouses municipality figure of €9,899/m² discarded: outside the 6,000–7,500 range and only 334 listings. Idealista index for Madrid city. |
| Málaga (malaga) | Municipality | All residential | Municipality | €3,937 | €3,143 | €794 | +25.3% | Idealista | 24/08/2026 | July 2026 | last 12 available months, retrieved 23/08/2026 | Idealista index for Málaga city, not the province. |
| Valencia (valencia) | Municipality | All residential | Municipality | €3,485 | €2,654 | €831 | +31.3% | Idealista | 24/08/2026 | July 2026 | last 12 available months, retrieved 23/08/2026 | Idealista index for Valencia municipality. |
This is not the negotiation discount
Published estimates put the negotiation discount in Spain at roughly 8 to 12 percent. That is a different measurement: it follows one property from its asking price to its own sale price.
This page compares the average of everything currently listed in a zone against the average of everything actually sold there. Those are two different sets of properties. Expensive homes stay listed far longer than they take to sell, so they are overrepresented in any snapshot of listings. That alone pushes the listing average up, even if every single property sold at exactly its asking price. Differing new-build shares and area definitions add to it.
So a 27 percent gap between the averages and a 10 percent discount per property are not in conflict. They answer different questions.
What this figure means: portal averages overstate what buyers actually pay in a zone. What it does not mean: that you can take 27 percent off a particular property.
How much does the source matter?
| Zone | Main source | Main source gap | Cross-check source | Cross-check gap |
|---|---|---|---|---|
| Marbella Centro / Casco Antiguo (29601) | SpainHouses | +15% | Fotocasa | +3.1% |
| Elviria / Las Chapas (29604) | SpainHouses | +32.2% | Fotocasa | +15.8% |
| Nueva Andalucía (29660) | SpainHouses | +34.3% | Fotocasa | +13.8% |
| San Pedro de Alcántara (29670) | SpainHouses | +32.5% | Fotocasa | +8.5% |
| Marbella (marbella) | SpainHouses | +27.3% | Fotocasa | +8% |
| Madrid (madrid) | Idealista | +26.3% | Fotocasa | +16.8% |
| Málaga (malaga) | Idealista | +25.3% | Fotocasa | +25.7% |
| Valencia (valencia) | Idealista | +31.3% | Fotocasa | +26.3% |
| Median gap | Main source gap | Cross-check gap |
|---|---|---|
| Marbella postal-code median | +32.3% | +11.1% |
| Comparison-city median | +26.3% | +25.7% |
In large cities the portals broadly agree: switching source moves the median gap by less than one percentage point. In Marbella they do not. Depending on which portal is used, the Marbella median gap sits somewhere between 11 and 32 percent. Listing data for a small, heterogeneous market with a large luxury segment is far less consistent than for a big city. This is a limitation of listing data, not a measurement of negotiating room.
Marbella · postal code
Median gap
- Median percentage gap
- +32.3%
- Median absolute gap
- €1,347/m²
- Zones in the median
- 4 of 6 zones with notary data
Median based on 4 of 6 zones with notary data. 2 zones have no asking-price figure yet.
Gap by zone
| Zone | Level | Property scope | Geography | Asking €/m² | Notarised €/m² | Absolute gap | Percentage gap | Asking source | Retrieved | Asking period | Notarised period | Note |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Marbella Centro / Casco Antiguo (29601) | Postal code | All residential | Portal zone | €5,000 | €4,347 | €653 | +15% | SpainHouses | 24/08/2026 | as of 24/08/2026 | last 12 available months, retrieved 21/08/2026 | The portal labels this zone Marbella Pueblo; it does not match postcode 29601 exactly. |
| Marbella Centro / Costa Oeste (29602) | Postal code | — | — | — | €5,475 | — | — | — | — | — | last 12 available months, retrieved 21/08/2026 | — |
| Marbella Este (29603) | Postal code | — | — | — | €4,726 | — | — | — | — | — | last 12 available months, retrieved 21/08/2026 | — |
| Elviria / Las Chapas (29604) | Postal code | All residential | Portal zone | €5,247 | €3,970 | €1,277 | +32.2% | SpainHouses | 24/08/2026 | as of 24/08/2026 | last 12 available months, retrieved 21/08/2026 | The portal labels this zone Elviria-Cabopino; it does not match postcode 29604 exactly. |
| Nueva Andalucía (29660) | Postal code | All residential | Portal zone | €6,363 | €4,739 | €1,624 | +34.3% | SpainHouses | 24/08/2026 | as of 24/08/2026 | last 12 available months, retrieved 21/08/2026 | The portal labels this zone Nueva Andalucía; it does not match postcode 29660 exactly. |
| San Pedro de Alcántara (29670) | Postal code | All residential | Portal zone | €5,775 | €4,358 | €1,417 | +32.5% | SpainHouses | 24/08/2026 | as of 24/08/2026 | last 12 available months, retrieved 21/08/2026 | The portal labels this zone San Pedro de Alcántara; it does not match postcode 29670 exactly. A Fotocasa cross-check for the same place name sits 22% lower; different listing pools, not a different geographic level. This asking-price figure differs by more than 20% from an independent source and should be treated with caution. |
Comparison cities · municipality
Median gap
- Median percentage gap
- +26.3%
- Median absolute gap
- €831/m²
- Zones in the median
- 3 of 3 zones with notary data
Median based on 3 of 3 zones with notary data.
Gap by zone
| Zone | Level | Property scope | Geography | Asking €/m² | Notarised €/m² | Absolute gap | Percentage gap | Asking source | Retrieved | Asking period | Notarised period | Note |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Madrid (madrid) | Municipality | All residential | Municipality | €6,547 | €5,185 | €1,362 | +26.3% | Idealista | 24/08/2026 | July 2026 | last 12 available months, retrieved 23/08/2026 | SpainHouses municipality figure of €9,899/m² discarded: outside the 6,000–7,500 range and only 334 listings. Idealista index for Madrid city. |
| Málaga (malaga) | Municipality | All residential | Municipality | €3,937 | €3,143 | €794 | +25.3% | Idealista | 24/08/2026 | July 2026 | last 12 available months, retrieved 23/08/2026 | Idealista index for Málaga city, not the province. |
| Valencia (valencia) | Municipality | All residential | Municipality | €3,485 | €2,654 | €831 | +31.3% | Idealista | 24/08/2026 | July 2026 | last 12 available months, retrieved 23/08/2026 | Idealista index for Valencia municipality. |
Why this comparison is imperfect
Portal zone cuts do not match postal codes exactly. A listing area labelled Elviria, Centro or Nueva Andalucía is not the same geography as the notarial postal-code series.
Outside Marbella the comparison is municipality-wide. Postal codes there cover much larger areas, and portals do not give a neighbourhood cut that matches a postcode.
Asking figures and notarised figures cover different time windows. They should not be read as the same market moment.
Listings are not a random sample. What is advertised, at what price, and for how long is chosen by sellers and portals.
The gap does not measure the negotiating room of a single property. It is a zone-level distance between two imperfect series.
Published 8 to 12 percent negotiation discounts follow one property from asking price to its own sale. The 26 to 32 percent figures here compare two different sets of properties and are not a discount you can take off a particular listing.