Property for sale in Nueva Andalucía

Nueva Andalucía is the valley behind Puerto Banús, a bowl of golf courses and urbanisations running up from the coast road toward the foot of La Concha, and it is by a wide margin the largest district on this coast. There are 522 properties for sale in Nueva Andalucía at the moment, from € 189,000 to € 12,000,000, with the middle of the list at € 895,000, an average built area of 257 square metres, an average plot of 1,016 square metres and a median of € 6,034 per square metre.

Almost three times as many properties stand on this page as on any other district page we publish, and the practical consequence is unlike anything else on the coast. Every sub-market inside it is deep enough to be a market in its own right rather than a handful of listings: the middle floor flats alone would make a respectable district list, so would the detached villas, so would the terraced houses, and so would the penthouses. A buyer who has not yet decided what kind of home they want can settle that question here without leaving the valley.

What depth is worth to a buyer

It means the asking price in front of you has been tested. In a district with a dozen listings a price is one owner and one agent making a judgement; in a district with hundreds it sits inside a range that comparable properties have already established, and a figure well outside that range stands out instead of hiding. Nowhere else between Marbella and Gibraltar gives you that much evidence in one place.

And what it does not mean

That the name describes one place. This valley runs from the back of a marina to the foot of a mountain, and the distance between its lowest and highest streets, in price and in daily life, is as wide as the distance between two separate districts elsewhere. Treat the name as a region rather than as an address. Decide which part of it you are buying before you compare a single figure.

The spread, from one bedroom to ten

The valley runs from studios to villas with ten bedrooms standing on several thousand square metres. The bulk of it is two and three bedrooms — the ordinary middle of a market, which is exactly what a district of this size produces and what the headline figures above conceal.

Three things set the price of anything in this valley, and all three are visible from most of it. Four fifths of the properties on this page record being close to a golf course, the great majority look at the mountain behind, and nearly half record being close to the port below. Where a property sits between those three is what the figures above are really measuring.

The Golf Valley

Three courses occupy the floor and the lower slopes of this bowl, which is what the valley is named for in every conversation on this coast. A position beside a fairway cannot be created afterwards: the courses were laid out once and the parcels along them sold once. Roughly a fifth of the listings here record a golf view, and that fifth is priced accordingly. See golf homes in this valley and the coast-wide golf property.

La Concha behind

The mountain closes the back of the valley and most of the properties here look at it. It is more than scenery: the ridge takes the worst of the wind, it holds the light late in the afternoon, and the higher streets sit far enough up its lower slopes that the summer nights up here are noticeably cooler than on the coast road. It is also why the view from almost everywhere here is of a mountain rather than of another building.

Puerto Banús below

The marina is five minutes down the hill and is the reason this valley was built at all. For most owners that proximity is the attraction and the practical arrangement — the restaurants, the shops and the summer are down there, the house is up here, and the walk home is not through any of it. The marina itself has its own page at Puerto Banús, where the figure per square metre is far above this one.

Where the valley sits on price

In the middle of the Marbella table, which surprises people who know the name. The median per square metre here is below Puerto Banús, below the beachside districts east of the town and below Guadalmina Baja; it is above the inland half of San Pedro and above everything on the eastern edge of the municipality. For the reputation it carries, this valley is not the expensive part of Marbella.

Buyers who want to compare before they commit

The most common case and the best use of this page. Somebody who knows the budget but not the type of home, and who can spend a morning here looking at a flat, a terraced house and a villa within a few minutes of each other and decide on the strength of the buildings rather than on the names of three different districts.

Families, in larger numbers than the reputation suggests

Two thirds of the listings here record being close to schools and nearly as many to shops, and the valley has the international schools, the supermarkets and the sports clubs that a household actually needs. This is a place where people live all year rather than a strip that empties in October, and the terraced houses in particular are owned rather than let.

Golfers

Three courses on the doorstep and half a dozen more within fifteen minutes, with a season that runs through the autumn and the spring rather than only the summer. For a buyer whose week is organised around a tee time, the density here has no equivalent on this coast except the hillside above at La Quinta.

And who should look elsewhere

Anybody who wants to walk to the sand. The sea is a drive from almost everywhere in this valley, and the beach districts are a different purchase altogether: Los Monteros east of the town or the coast-wide beachfront list. For new construction, almost nothing here is new and new developments is the place to look.

Down the hill is Puerto Banús and west of it San Pedro de Alcántara, Guadalmina Alta and Guadalmina Baja. Above the valley the Golf Valley continues into Benahavís at La Quinta, and eastward the beachside districts begin with Los Monteros and Río Real. The municipality as a single list, district by district, is on Marbella.

By type: apartments, houses, detached villas, golf property and plots, all of them for this valley alone — the only district on the site deep enough to need its own set. The top of the market is at pure luxury in Marbella. On a page that changes this often, the property alarm is how to see a new listing before everybody else does.

Questions about property in Nueva Andalucía