Kempinski Property Prices in 2026: Notarial EUR/m2 on Estepona's Resort-Anchored Coast

In the Kempinski zone of Estepona, the registered sale price, what buyers actually paid at the notary, averaged 3,569 EUR/m2 across all property types in July 2026, with apartments at 3,569 EUR/m2 and villa, new-build villa and resale villa figures not available (listyco notarial data, 2026-07, Consejo General del Notariado). The zone is apartment-led this month: every registered transaction was an apartment, which is why the all-type and apartment figures are identical and no villa breakdown can be reported.

What did property actually sell for in the Kempinski zone in 2026?

Registered notarial sales in the zone averaged 3,569 EUR/m2 across all property types in July 2026: 3,569 EUR/m2 for apartments, with all villa categories, all villas, new-build villas and resale villas, reporting not available (listyco notarial data, Consejo General del Notariado). These are the prices recorded at the notary when a deed is signed.

Property type	Registered price (EUR/m2), Kempinski, July 2026
All property types	3,569
Apartments	3,569
All villas	n/a
New-build villas	n/a
Resale villas	n/a

Source: listyco notarial data, 2026-07 (Consejo General del Notariado). The identical all-type and apartment figures confirm that apartments accounted for the entire transaction volume this month, with no villa sales registering in sufficient number to produce a figure.

What changed between June and July 2026?

The registered notarial figure for the Kempinski zone held flat at 3,569 EUR/m2 across both June and July 2026, with the apartment-led transaction mix unchanged. A flat month-on-month reading at the zone level is price absorption, not stagnation: the broader provincial market that Estepona tracks was rising sharply over the same period.

Tinsa’s IMIE Mercados Locales for the second quarter of 2026 reports a 15.2 per cent year-on-year increase in finished-housing prices nationally, the highest annual rate since the third quarter of 2006, with a 3.7 per cent quarterly advance and a reading 11.8 percentage points above inflation (Tinsa, IMIE Mercados Locales, Q2 2026, published 30 June 2026). The Tinsa IMIE General index for June 2026 records a 15.6 per cent year-on-year rise, with the Mediterranean coast segment at 17.2 per cent (Tinsa, IMIE June 2026, published 14 July 2026). The INE House Price Index for the first quarter of 2026 puts new-build prices up 9.1 per cent and second-hand prices up 13.5 per cent year on year, with a 3.5 per cent quarterly advance (INE, IPV Q1 2026).

Against that rising backdrop, a flat zone-level reading reflects the thin villa volume and apartment-only transaction mix in this small beachfront resort zone rather than a softening market. When a zone’s registered transactions are dominated by a single property type in a given month, the average can hold steady even as the wider market advances.

What kind of place is the Kempinski zone and who buys there?

The Kempinski zone takes its name from the Kempinski Hotel Bahia, a five-star beachfront resort that opened in 1999 on Estepona’s New Golden Mile, the coastal corridor running east from Estepona town toward San Pedro de Alcántara and Marbella. The hotel sits directly on the Mediterranean, with 128 rooms and 17 suites, gardens reaching to the beach, and a spa complex. It is one of the largest resort hotels on the western Costa del Sol, and the residential properties within this notarial zone cluster around it, a mix of apartment buildings and a smaller number of villas set back from the beachfront.

The residential character is defined by that resort adjacency. Buyers here are purchasing into a stretch of coast anchored by a luxury hotel, with the amenities, security profile and beachfront access that a five-star resort brings to its immediate surroundings. The apartment stock is the more transacted category, made up of units in low-rise and mid-rise buildings that sit between the A-7 coast road and the sea. Detached villas exist in the zone but transact infrequently, which is why the villa metrics report not available this month: too few villa sales closed to produce a reliable registered figure.

The buyer profile skews international and second-home led. British buyers form the largest foreign community in Estepona, with 4,084 empadronados according to the municipal padron for 2025 (Ayuntamiento de Estepona), followed by Moroccan, Ukrainian, Russian, Colombian and Italian residents. The wider municipality has grown from 42,157 residents in 2000 to 79,593 in 2025, a near-doubling that reflects sustained international demand. A buyer choosing the Kempinski zone is typically a northern European second-home owner or relocating professional who wants a beachfront position with resort-level infrastructure, rather than the inland golf addresses of Estepona Golf or the gated estate model of Casasola further along the New Golden Mile.

What drives prices in the Kempinski zone?

Three factors shape the registered figures here: beachfront proximity to the resort, the apartment-led transaction mix, and the supply constraints that come with a built-out beachfront corridor.

Beachfront resort proximity. The zone’s defining amenity is the Kempinski Hotel itself. Properties within walking distance of a five-star resort benefit from the infrastructure that comes with it, the landscaped promenade, the beach access, the restaurants and the security profile, without owning a hotel unit. This supports the registered apartment average, which sits in the upper tier of Estepona’s beachfront zones. The figure reflects what buyers paid for that beachfront-plus-resort position.

Apartment-led volume. The identical all-type and apartment figures, both 3,569 EUR/m2, confirm that apartments drove every registered transaction this month. This is a structural feature of beachfront resort zones: the apartment stock is denser and transacts more frequently than the villa stock, which is smaller and turns over more slowly. A buyer reading these numbers should understand that the registered average reflects apartment transactions specifically, not the broader stock. When a villa does sell here, its figure will be reported separately, but this month no villa transactions registered in sufficient volume.

Supply constraint. The New Golden Mile is a built-out corridor, with limited room for new development between the A-7 and the sea. The Ayuntamiento de Estepona approved provisional innovations to its Plan General de Ordenacion Urbana (PGOU) in early 2025 for the Arroyo Vaquero and Guadalmansa sectors, unlocking 696 protected-price homes (VPO) and over 1 million m2 of green zones, but that pipeline sits in separate sectors, not within this beachfront resort zone. The scarcity of new buildable land near the Kempinski resort supports the registered figures by limiting supply growth.

How does the Kempinski zone compare to neighbouring areas?

The Kempinski zone’s registered apartment average of 3,569 EUR/m2 places it in the upper tier of Estepona’s New Golden Mile beachfront zones. The comparison to the five neighbouring zones below uses percentage gaps only, so each figure expresses how much higher or lower a neighbour sits relative to the Kempinski zone’s registered average, not a raw EUR/m2 value (listyco notarial data, 2026-07, Consejo General del Notariado).

Neighbouring zone	All property types vs Kempinski	Apartments vs Kempinski	Resale villas vs Kempinski
Guadalmansa	26% above	11% above	n/a
El Paraiso Alto	8% above	7% below	n/a
Costalita	14% above	14% above	n/a
El Paraiso Medio	7% below	17% below	n/a
Cancelada	29% below	29% below	n/a

Source: listyco notarial data, 2026-07 (Consejo General del Notariado). The resale-villa column is n/a throughout because the Kempinski zone has no villa figure this month, so a like-for-like villa gap cannot be computed. Percentages express the neighbour’s figure relative to the Kempinski zone’s registered average.

Three patterns stand out. First, Guadalmansa sits 26 per cent above on all property types, driven by its active villa market, but only 11 per cent above on apartments, confirming that the Kempinski zone’s beachfront apartment premium holds up well against a neighbouring beachfront zone that commands a wider overall premium through its villa transactions. Second, Costalita sits 14 per cent above on both measures, a uniform premium that reflects its direct beachfront position and newer apartment stock. Third, Cancelada sits 29 per cent below on both all-types and apartments, the largest discount among the five, because its inland position away from the beachfront and its more mixed residential stock trade below the resort-anchored corridor.

El Paraiso Alto tells a more nuanced story: 8 per cent above on all property types yet 7 per cent below on apartments, because its villa-led mix in Benahavís lifts the all-types average above the Kempinski zone while its apartment stock trades at a discount to the resort-adjacent beachfront position. El Paraiso Medio sits 7 per cent below on all types and 17 per cent below on apartments, reflecting its mid-section position and older apartment stock within the New Golden Mile corridor.

To the east, Benamara and Atalaya sit closer to San Pedro and carry a mix of apartments and villas that transacts more broadly. To the west, Selwo neighbours the safari park and offers a family-oriented alternative at a lower registered average. The Kempinski zone’s position, directly beachfront and resort-anchored, is what distinguishes it from those inland or mid-section neighbours. For the full acquisition-cost breakdown, including the 7% Andalusian ITP on resales and 10% IVA on new-build, see the cost of buying guide.

Why are registered prices lower than asking prices and valuation estimates?

Registered notarial prices are lower than asking prices because they record every signed transaction across the full mix of resales, older stock and transfers, rather than the prime, newly listed properties that set the headlines. A model estimate from listyco market-stats for the wider Estepona municipality places current valuations around 8,257 EUR/m2 (model estimate, not a sale price), with high confidence across 584 property valuations. That figure covers the entire municipality, including prime beachfront positions and inland estates, which is why it runs well above the zone-specific registered average.

The two numbers measure different things and cover different geographies. The notarial figure is a closing price for the Kempinski zone; the model estimate is a current-value estimate across the broader municipality. For regional context, Tinsa’s IMIE Mercados Locales for the second quarter of 2026 reports a 15.2 per cent year-on-year increase in finished-housing prices nationally, the highest annual rate since the third quarter of 2006, with a 3.7 per cent quarterly advance (Tinsa, IMIE Mercados Locales, Q2 2026). That regional trajectory is what Estepona’s beachfront market tracks, but it reflects the broader market, not this single zone.

How should a buyer read these numbers?

Use the registered notarial figure as your floor of reality: it is what comparable homes actually closed at. Treat asking prices as the seller’s opening position and model estimates as a valuation guide for the standing stock, then adjust for the specific position and condition of the property you are evaluating. A buyer who anchors a negotiation to the 3,569 EUR/m2 registered apartment average, then adjusts up for a sea-view floor, a recent renovation, or a unit closest to the resort entrance, is working from what the market did rather than what it hopes to do.

The absence of a villa figure this month is itself useful information. It tells you that villa transactions in this zone are infrequent enough that the notarial data cannot produce a reliable average, which means a villa buyer here is operating in a thin market where reference transactions are scarce. If you are evaluating a villa in this zone, the neighbouring beachfront zone posts that do report villa figures, such as Guadalmansa or Casasola, are the closer references for a like-for-like read.

For the rental yield picture, the Kempinski zone’s resort-adjacent beachfront position means rental demand skews toward peak-summer holiday lets and winter snowbird stays, the two seasons that command the highest weekly rates on the Costa del Sol. That seasonality affects the yield calculation differently from a year-round residential area. And for the full acquisition-cost breakdown, the cost of buying guide sets out the 7 per cent ITP on resales and 10 per cent IVA on new-build that apply across Andalusia.