La Campana Property Prices 2026: Notarial EUR/m2 Between San Pedro and Nueva Andalucia

Key takeaways

• La Campana registered a notarial average of 3,036 EUR/m2 in July 2026, unchanged from June, with apartments at 3,023 EUR/m2 and resale villas at 3,714 EUR/m2 (listyco notarial data, 2026-07, Consejo General del Notariado).
• New-build villas are n/a this month: no reliable figure is available for the zone.
• La Campana sits between San Pedro de Alcántara and Nueva Andalucía, on the east side of the Guadaiza River, offering a Marbella address at a discount to the golf-valley core.
• The Tinsa Marbella municipal average rose to 3,694 EUR/m2 in Q2 2026, up 18.31 per cent year on year, against which La Campana’s registered average represents a 18 per cent discount.

What is La Campana and where does it sit in Marbella?

La Campana is a residential neighbourhood tucked between San Pedro de Alcántara and central Nueva Andalucía, on the east bank of the Guadaiza River. It was originally the housing hub for the construction workers who built Puerto Banús in the late 1960s, when the architect and developer Jose Banus transformed the coastline into a marina and shopping complex. The original workers’ cottages still stand along the main through-road, Avenida Miguel de Cervantes, now surrounded by a mix of villas, apartments, and modern developments.

The zone has a distinctly local, family-oriented character. Spanish families with second homes on the coast fill the streets in summer, and the dining scene runs to churros cafes, sports bars, and family-run restaurants rather than the marina-side glamour of neighbouring Puerto Banús. A completed riverside walkway connects La Campana to the beaches of San Pedro and Puerto Banús, cutting through the A-7 barrier that once separated the neighbourhood from the sea.

For buyers, the appeal is clear: a genuine Marbella address within walking distance of Puerto Banús, at a price point well below the golf-valley developments that begin immediately to the north. San Pedro de Alcántara is a five-minute drive or a flat 25-minute walk across the river bridge. Marbella town centre is 8 km east along the coastal highway.

What did property in La Campana actually sell for in July 2026?

Registered notarial sales in La Campana for July 2026 show an average of 3,036 EUR/m2 across all property types (listyco notarial data, 2026-07, Consejo General del Notariado). The breakdown:

Metric	EUR/m2	Source
All properties	3,036	listyco notarial data, 2026-07 (Consejo General del Notariado)
Apartments	3,023	listyco notarial data, 2026-07 (Consejo General del Notariado)
Resale villas (villa_old)	3,714	listyco notarial data, 2026-07 (Consejo General del Notariado)
All villas	3,714	listyco notarial data, 2026-07 (Consejo General del Notariado)
New-build villas (villa_new)	n/a	no reliable figure available for the zone this month

The apartment figure drives the overall average because apartments dominate the transaction volume in this zone. Resale villas register higher at 3,714 EUR/m2, reflecting the larger plot sizes and private gardens that distinguish La Campana’s villa stock from its apartment blocks. New-build villas are n/a this month: no reliable figure is available for the zone.

The July 2026 figures are flat month over month: the June 2026 notarial average was also 3,036 EUR/m2, with identical apartment and villa readings. This stability reflects La Campana’s steady, transaction-driven market, where the absence of speculative new-build villa launches keeps the registered average anchored to the existing resale stock rather than volatile new-build pricing.

How does La Campana’s asking market compare to its registered sales?

A model estimate from listyco market-stats places the zone’s median asking value at approximately EUR 1.53 million across 240 valuations (model estimate, not a sale price). The median asking price per square metre sits at 7,394 EUR/m2, and the mean at 7,372 EUR/m2, both well above the 3,036 EUR/m2 notarial average.

This gap between asking and registered figures is common across Marbella. Sellers list at aspirational prices, but notarial deeds capture actual transaction values after negotiation. The spread is particularly wide in La Campana because the zone’s listing inventory includes premium villas near the river and modern developments that ask Nueva Andalucía-level prices, while the registered-sale average is pulled down by the older apartment stock and the original workers’ cottages that still trade at modest figures.

The Tinsa Marbella municipal average now stands at 3,694 EUR/m2 for Q2 2026, up 18.31 per cent year on year (Tinsa IMIE, Q2 2026), against which La Campana’s 3,036 EUR/m2 notarial average represents a discount of roughly 18 per cent. The zone prices below the Marbella municipal average, reflecting its residential rather than resort positioning.

Who buys in La Campana and what drives prices?

The buyer profile in La Campana divides into three groups. First, local Spanish families and long-term residents who value the community atmosphere and the walkable access to schools, shops, and the riverside path. Second, international buyers priced out of Nueva Andalucía and the Golden Mile who want a Marbella address close to Puerto Banús without the golf-valley premium. Third, investors drawn by new-build apartment developments along the Guadaiza River, where contemporary units sell around EUR 500,000 and command strong rental demand from holiday visitors.

Several factors drive prices in the zone. The riverside walkway and the new Los Jardines de Guadaiza development have improved connectivity and brought modern housing stock to an area that was once purely local. Proximity to Puerto Banús, a ten-minute bike ride away, anchors demand. The availability of international schools nearby in Nueva Andalucía attracts families. On the supply side, the zone’s limited land for new construction, hemmed between the river and established residential streets, constrains new inventory and supports values.

The price structure reflects this mix. Apartments at 3,023 EUR/m2 provide an accessible entry point, while resale villas at 3,714 EUR/m2 offer a step up for buyers wanting more space and privacy. The absence of new-build villa transactions this month signals that the zone’s new construction is concentrated in apartments, not standalone villas.

How does La Campana compare to its neighbours?

La Campana’s registered prices sit below both of its immediate neighbours. San Pedro de Alcántara, across the river to the west, registers a higher overall notarial average in July 2026, with both its apartment and resale villa figures above La Campana’s levels (listyco notarial data, 2026-07, Consejo General del Notariado). San Pedro has also recorded new-build villa transactions this month, a segment entirely absent from La Campana’s data, reflecting the former’s larger new-build pipeline. Nueva Andalucía, immediately north, registers significantly higher still, with apartments well above La Campana’s level (listyco notarial data, 2026-07, Consejo General del Notariado).

The price ladder tells the story. A buyer moving from La Campana to Nueva Andalucía faces a substantial step up, reflecting the golf-course frontage, branded residential developments, and established international community that define the golf valley. San Pedro offers a closer comparison in price, moderately above La Campana, but a different proposition: a fully formed town with its own commercial centre, health facilities, and schools, rather than a residential enclave tucked between two larger areas.

La Campana’s positioning is unique. It is neither a town in its own right like San Pedro nor a golf-valley destination like Nueva Andalucía. It is a residential neighbourhood with local character, improving infrastructure, and a price point that bridges the gap between the two. For buyers who prioritise walkability to Puerto Banús and community atmosphere over golf-frontage prestige, La Campana offers value that its neighbours cannot match.

The San Pedro de Alcántara property prices guide covers the western neighbour in detail, and the Nueva Andalucía property prices guide covers the golf valley to the north. The broader Costa del Sol quarterly market report provides regional context.

What local infrastructure supports La Campana’s market?

Marbella municipality recorded a padron population of 166,999 at the end of 2024, according to the Ayuntamiento de Marbella’s own census, a figure the town hall will submit to the INE for official recognition. The municipality has gained more than 20,000 residents over the past 11 years, a sustained growth trajectory that underpins housing demand across all of Marbella’s zones, including La Campana.

La Campana benefits from its position within this broader municipal context. The riverside walkway to San Pedro beach, the municipal sports grounds with basketball, tennis, padel, and football facilities, and the commercial sites opening along Avenida Miguel de Cervantes all contribute to the zone’s liveability. The Marbella rental yields guide covers the investment perspective for the wider municipality.

For buyers weighing the full cost of a purchase, the cost of buying property on the Costa del Sol guide breaks down the transfer taxes, notary fees, and legal costs that apply on top of the purchase price.

Why are registered prices lower than asking prices?

Registered notarial figures reflect what buyers actually paid after a deed was signed and taxes settled. Asking prices reflect what sellers hope to achieve. The gap between the two is a function of negotiation, market timing, and the mix of properties that actually transact in any given month versus the broader listing inventory.

In La Campana, the registered average of 3,036 EUR/m2 sits well below the model estimate of approximately 7,394 EUR/m2 for the median asking price per square metre. This is a wider spread than in most Marbella zones, partly because the zone’s listing inventory includes aspirational riverfront and new-build properties that ask premium prices, while the registered-sale data is weighted toward the older apartment stock that dominates transaction volume.

The Tinsa Marbella municipal average of 3,694 EUR/m2 (Q2 2026) provides a market-level benchmark. La Campana’s registered average sits below this, consistent with its residential rather than resort positioning.

What is the outlook for La Campana property?

La Campana is in a transition phase. The riverside improvements, the new residential developments along the Guadaiza River, and the commercial openings along Avenida Miguel de Cervantes are gradually changing the zone’s character from a local residential neighbourhood to a more cosmopolitan area with broader appeal. The Marbella municipal average has grown 18.31 per cent year on year (Tinsa, Q2 2026), and zones in transition like La Campana tend to capture above-average appreciation as infrastructure investment catches up with neighbouring areas.

The flat month-over-month notarial reading for July, identical to June, suggests the zone’s registered market is consolidating rather than surging. For buyers, the current notarial average of 3,036 EUR/m2 represents a discount of roughly 18 per cent to the Marbella municipal average and a larger discount to neighbouring Nueva Andalucía. Whether that gap narrows depends on the pace of new development and the zone’s ability to attract the international buyer profile that drives premium pricing in the golf valley. The Benahavís area guide provides context for the broader inland market that also draws buyers from this price segment.