La Puya and La Ermita Property Prices in 2026: Notarial EUR/m2 in Marbella East

In La Puya and La Ermita, the registered sale price, what buyers actually paid at the notary, averaged 2,674 EUR/m2 across all property types in June 2026, with apartments at 2,674 EUR/m2 (listyco notarial data, 2026-06, Consejo General del Notariado). No villa transactions registered this month, so every villa metric is n/a, confirming an entirely apartment-driven zone in Marbella Este. The identical all-type and apartment figures confirm that apartments account for the whole transaction volume. These are real closing prices recorded at the notary, not asking prices, and they position La Puya - La Ermita as the inland town-sector read in Marbella East, where town-proximity rather than beachfront or golf-course setting shapes the price.

What did property actually sell for in La Puya and La Ermita in 2026?

Registered notarial sales in the zone averaged 2,674 EUR/m2 across all property types in June 2026: 2,674 EUR/m2 for apartments (listyco notarial data, Consejo General del Notariado). The villa, new-build villa and resale villa figures are all n/a, meaning no detached villa transactions registered in sufficient volume to produce a reliable figure this month. These are the prices recorded at the notary when a deed is signed, the most reliable public signal of what a home in this eastern town zone actually changed hands for.

Property type	Registered price (EUR/m2), La Puya - La Ermita, June 2026
All property types	2,674
Apartments	2,674
All villas	n/a
Resale villas	n/a
New-build villas	n/a

Source: listyco notarial data, 2026-06 (Consejo General del Notariado). The villa metrics are n/a because no detached villa transactions registered in sufficient volume to produce a reliable figure this month. This is the defining structural feature of the zone: La Puya - La Ermita’s transaction volume runs entirely through apartments, and the all-type figure is effectively the apartment figure, confirming that no detached-stock transactions entered the mix. A buyer reading this data should anchor on the apartment figure (2,674 EUR/m2) as the zone’s true market signal, since the all-type and apartment figures are the same.

How does La Puya - La Ermita compare to its neighbouring zones?

La Puya - La Ermita sits inland in Marbella Este, and the comparison with the coastal Marbella East zones tells a buyer exactly where this zone sits in the municipal price hierarchy. On registered all-types sales it runs roughly 14 per cent below Reserva de Marbella, roughly 39 per cent below Cabopino, roughly 58 per cent below Costabella, roughly 91 per cent below Las Chapas, roughly 95 per cent below Santa Clara and roughly 117 per cent below Bahía de Marbella. The percentage gaps are the honest read because every figure in the table below comes from the same notarial cache month, so they are like-for-like registered closings, not blended asking-price indices.

Zone	All types (EUR/m2)	vs La Puya - La Ermita	Apartments (EUR/m2)	vs La Puya - La Ermita
La Puya - La Ermita (baseline)	2,674	-	2,674	-
Reserva de Marbella	2,309	-14%	2,155	-19%
Cabopino	3,707	+39%	3,514	+31%
Costabella	4,223	+58%	4,524	+69%
Las Chapas	5,093	+91%	4,027	+51%
Santa Clara	5,224	+95%	5,931	+122%
Bahía de Marbella	5,809	+117%	5,875	+120%

Source: listyco notarial data, 2026-06 (Consejo General del Notariado). Villa figures are omitted from the table because La Puya - La Ermita registered no villa transactions this month, so a like-for-like villa comparison is not available.

The telling detail is that the only neighbouring zone that registers below La Puya - La Ermita on all-types sales is Reserva de Marbella, and the gap is modest at roughly 14 per cent. Reserva de Marbella is a beachfront apartment zone on the eastern Marbella coast, so the fact that an inland town sector clears only a fraction below it tells a buyer that the La Puya - La Ermita price floor is supported by genuine town-proximity demand, not by a discount on comparable beachfront stock (see the comparison table above for the registered figures). The step up to the beachfront premium zones, Cabopino and Costabella, is where the coastal premium begins to bite, and the doubling into Las Chapas, Santa Clara and Bahía de Marbella is where the beachfront-and-golf premium takes over entirely.

What is La Puya and La Ermita and why does it sit at this price point?

The Marbella town hall divides the municipality into five districts under its Reglamento de Distritos, and La Puya - La Ermita falls within Marbella Este, the eastern half of the town that runs from the old town edge towards Las Albarizas (Ayuntamiento de Marbella). The name joins two barrios: La Puya, the pocket closer to the inland road network and the commercial spine of Avenida Severo Ochoa, and La Ermita, which extends east towards Las Albarizas. Both are residential areas of continuous urban fabric, lined with apartment buildings, local shops and everyday amenities that give the zone its practical, lived-in character. The 2025 SIMA municipal ficha records 160,478 residents in Marbella, with 49,813 foreign residents (Instituto de Estadistica y Cartografia de Andalucía), and the municipality recorded 377 new-build against 4,366 resale transactions in 2024, a ratio of roughly eleven to one that confirms a resale-led market across the municipality.

The buyer profile here is local. Spanish families, long-term relocators and year-round residents who want to live inside Marbella town, close to schools, shops and the inland road network, buy here rather than international buyers chasing sea views or golf-course frontage. The appeal is practical: walkable access to daily amenities along Avenida Severo Ochoa, a residential setting at a lower entry point than the coastal zones, and the convenience of being inside the town’s established fabric. The trade-off is straightforward: the zone sits in the town’s east rather than on the beach, the stock is predominantly apartment-based, and a buyer who wants a detached villa or beachfront proximity will need to look elsewhere. The Nueva Andalucía property prices guide covers the golf-valley alternative for buyers who want that profile.

How does the apartment-only mix shape the registered average?

The identical all-type and apartment figures (both 2,674 EUR/m2) are the most important reading in this dataset. They confirm that every transaction recorded at the notary in June 2026 was an apartment transaction, with no villa sales entering the registered average. This is structurally different from the beachfront and golf-valley zones, where villas carry a significant share of transactions and the all-type figure sits above or below the apartment figure depending on the villa premium.

In La Puya - La Ermita, the all-type figure is the apartment figure. A buyer should read the 2,674 EUR/m2 as a pure apartment-market signal, not a figure that mixes property types. This is the first thing to check in any zone data: the spread between the all-type and apartment figures tells you whether the registered average reflects a single property type or a mix. Where the two figures are identical, as here, the zone’s transaction volume runs entirely through apartments. Where the all-type figure sits above the apartment figure, villas are pulling the average up; where it sits below, villas may be transacting at a lower rate than apartments. The cost of buying in the wider region, including the 7 per cent Andalusian ITP on resales, is set out in the cost of buying guide.

What sets the price floor and ceiling in this zone?

The registered average of 2,674 EUR/m2 sits below the coastal Marbella East zones because La Puya - La Ermita carries neither the beachfront premium that lifts the waterfront areas nor the golf-valley premium that supports Nueva Andalucía. The floor is set by town-proximity: the zone is inside the town’s residential fabric, close to schools, shops and the inland road network, and that convenience supports values for the apartment stock even without coastal or resort attributes. The ceiling is capped by the absence of those same attributes: no sea views, no golf-course frontage, no resort facilities, and no detached-villa stock to attract the prime buyer segment.

The established residential fabric reinforces the resale-led character of the market. The housing stock in La Puya - La Ermita spans several decades of apartment construction, and the limited new-build activity, constrained by the existing urban fabric, means the transaction volume runs predominantly through resale stock. The municipality-wide resale-to-new-build ratio of roughly 11 to one (SIMA, 2024) is amplified in a town sector where land for new development is scarce. This keeps the registered average anchored to the resale market rather than lifted by new-build pricing. For rental returns in the wider region, see the Marbella rental yields guide.

What distinguishes the La Puya and La Ermita sub-pockets?

Although the two barrios share a postcode and an apartment-based character, they read slightly differently on the ground. La Puya sits closer to the inland road network and to Avenida Severo Ochoa, the commercial and residential spine of the area, so its stock is the more practical, walkable-to-shops end of the zone. La Ermita extends east towards Las Albarizas, where the residential fabric loosens slightly and the proximity to the inland roads that connect up to the A-7 becomes the locational draw.

Neither sub-pocket carries beachfront or golf attributes, which is the structural reason both register inside the same notarial zone rather than splitting into a coastal and an inland figure. A buyer choosing between them is choosing between marginally better commercial access (La Puya) and marginally more residential quiet (La Ermita), not between two different market positions. The registered average of 2,674 EUR/m2 is the read for both, and the apartment-only transaction mix is the shared structural feature.

How does the wider Spanish market affect La Puya - La Ermita’s 2026 prices?

The wider market context matters because La Puya - La Ermita does not move in isolation from the Marbella municipality or the Andalusian coast. Tinsa’s IMIE Mercados Locales for the second quarter of 2026 put the annual rate of change in finished-housing values at 15.2 per cent, the highest since the third quarter of 2006, with a quarterly advance of 3.7 per cent that runs 11.8 points above general inflation. Tinsa’s IMIE General for May 2026, the latest published monthly figure, came in at 15.4 per cent annual. INE’s Housing Price Index for the first quarter of 2026, on the new 2025 base, held at 12.9 per cent annual, with new housing at 9.1 per cent and second-hand housing at 13.5 per cent, and a quarterly rise of 3.5 per cent.

The nearest city benchmark is Tinsa’s Marbella city figure for the second quarter of 2026, at 3,694 EUR/m2, up 18.31 per cent year on year. That figure is on a different basis from the notarial numbers, Tinsa measures finished-housing valuations rather than registered sale prices, so the comparison is directional. Even so, La Puya - La Ermita’s 2,674 EUR/m2 registered average runs roughly 28 per cent below the Marbella city Tinsa average, which is the inland-town value signal: a buyer gets a Marbella municipality address with registered closings well under the nearest city benchmark, without paying the beachfront or golf-valley premium that the coastal and western zones carry.

How does the April 2026 transaction data frame this zone?

The INE recorded 107,268 registered property sales across Spain in April 2026, up 1.4 per cent year-on-year, but housing sales specifically fell 1.8 per cent, with the used-home share at 78.5 per cent and new homes at 21.5 per cent (INE, Statistics on Transfer of Property Rights, April 2026, provisional data). The 1.7 per cent overall rise in property transfers was driven by rural and non-housing urban transactions, while housing itself contracted slightly. For an apartment-only, resale-led zone like La Puya - La Ermita, this national data frame is directly relevant: the 78.5 per cent used-home share mirrors the roughly 11-to-one resale-to-new-build ratio in Marbella municipality, and the slight housing contraction signals a supply-constrained market where existing stock in established town sectors retains its floor.

Why is the registered average lower than the asking prices online?

The notarial figure of 2,674 EUR/m2 sits below the asking-price headlines buyers encounter on listing portals, and this gap is structural across the Costa del Sol. Asking prices reflect what sellers hope to achieve. Registered notarial prices capture every signed transaction across the full mix of older stock, resales and transfers, including smaller units and older apartments that never appear in prime listing feeds.

Asking prices for apartments in this part of Marbella town typically start above EUR 130,000 for smaller units. These are list prices set by sellers and their agents. Registered notarial prices are what actually closed at the notary after negotiation, across the full transaction mix. The gap between the two reflects negotiation outcomes, the variety of properties that transact and the time lag between listing and completion. In a consolidated residential sector where the stock spans several decades and apartment sizes vary widely, the registered average captures the full range, pulling the figure below the curated asking-price feeds that show only the better-presented properties.

What is the takeaway for a buyer reading this data?

La Puya - La Ermita is an apartment-only zone within Marbella Este, and the registered figures confirm that character. The all-type figure of 2,674 EUR/m2 is the apartment figure, and a buyer should anchor on that measure as the zone’s true market signal. The n/a readings across every villa metric tell a buyer that the housing stock is overwhelmingly apartment-based and that detached plots are scarce in this part of the town. A buyer seeking a villa should look to the beachfront or golf-valley zones where detached stock concentrates.

The inland town-sector position is the structural reading. La Puya - La Ermita sits in Marbella Este, close to the town’s amenities and transport links but without the coastal or resort attributes that drive the premium zones. The registered average reflects this position: a lower entry point than the beachfront areas, anchored by town-proximity and local convenience along Avenida Severo Ochoa rather than waterfront scarcity or golf-course frontage. The April 2026 national transaction data, with its 78.5 per cent used-home share and slight housing contraction, confirms the resale-led, supply-constrained character that keeps this zone’s floor stable. For buyers seeking a residential base inside Marbella’s town fabric at the lower end of the municipal price range, with walkable access to daily amenities and the inland road network, La Puya - La Ermita offers a proposition that the coastal and golf-valley zones cannot match. For the price step up into the beachfront Marbella East zones, see the Bahía de Marbella data post for the prime coastal benchmark, the Costabella data post for the beachfront read, and the Las Chapas data post for the golf-edge comparison.