La Dama de Noche and La Alzambra Property Prices in 2026: Notarial EUR/m2 at Puerto Banus

In La Dama de Noche and La Alzambra, the registered sale price, what buyers actually paid at the notary, averaged 4,474 EUR/m2 across all property types in June 2026, with apartments at 4,155 EUR/m2 and resale villas at 5,419 EUR/m2 (listyco notarial data, 2026-06, Consejo General del Notariado). New-build villa prices are n/a for the zone this month. Those are real closing prices, not asking prices, which is why they sit below the headline figures buyers see in listings. These two gated communities sit a 10-minute walk from Puerto Banús marina, and their registered figures sit below the marina zone itself while their resale villa stock commands a premium over the apartment stock, placing them in the upper-middle band of the Marbella market.

What did property actually sell for in La Dama de Noche and La Alzambra in 2026?

Registered notarial sales averaged 4,474 EUR/m2 across all property types in June 2026: 4,155 EUR/m2 for apartments and 5,419 EUR/m2 for resale villas (listyco notarial data, Consejo General del Notariado). New-build villa data is n/a 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 Puerto Banús-adjacent zone actually changed hands for.

Property type	Registered price (EUR/m2), La Dama de Noche and La Alzambra, June 2026
All property types	4,474
Apartments	4,155
Resale villas	5,419
New-build villas	n/a

Source: listyco notarial data, 2026-06 (Consejo General del Notariado). New-build villas are n/a because too few registered new-build villa sales fell in the zone this month to report a reliable figure.

What kind of place are La Dama de Noche and La Alzambra and who buys there?

La Dama de Noche and La Alzambra are neighbouring gated residential communities in the upper Puerto Banús area, within the Nueva Andalucía district of Marbella. Both sit roughly a 10-minute walk from the marina basin and the beach, but they sit in the residential streets above the commercial strip, which gives them a quieter, more residential character than the front-line marina blocks. The zone is not a single development but two adjacent urbanizaciones that share the same access road, the same security framework and the same buyer pool.

La Dama de Noche is the larger of the two, a gated apartment-and-townhouse community built around two communal swimming pools, four padel tennis courts and maintained tropical gardens. The stock is primarily apartments and ground-floor units with private terraces, many with garden access, and the community’s 24-hour security is a core selling point. The layout is low-rise, with blocks arranged around the central amenities, and the residential feel is the draw: owners get the Puerto Banús address and walkability without the marina-front noise. A regular urban bus route stops at the main entrance, connecting the community to Marbella centre and San Pedro, which makes the zone genuinely car-optional for daily needs.

La Alzambra sits adjacent to La Dama de Noche and is the more exclusive of the pair. It is a gated community of apartments, penthouses, townhouses and a small number of detached villas, set behind 24-hour security with landscaped gardens, a communal pool, gym and sauna. The Svenska Skolan, the Swedish School of Marbella, is located within the community, which makes La Alzambra a magnet for Scandinavian families who want a secure, walkable environment close to Puerto Banús and an international school on the doorstep. The property mix here leans slightly more upmarket than La Dama de Noche, with a higher proportion of renovated townhouses and villas alongside the apartment blocks.

The buyer profile reflects the position. These communities draw three cohorts. The first is the holiday-home buyer, typically UK, Nordic, Dutch or Middle Eastern, who wants a lock-up-and-leave apartment within walking distance of the marina restaurants, the beach and the Puerto Banús retail district, but with gated security and communal amenities rather than a standalone villa. The second is the Scandinavian family buyer, drawn specifically to La Alzambra by the Swedish School and the secure, child-friendly environment. The third is the investor buyer, who underwrites a purchase against short-term rental demand: Puerto Banús generates some of the strongest seasonal rental occupancy on the Costa del Sol, and a gated apartment with a pool and padel courts in a 10-minute walk of the marina commands premium nightly rates through the season. For the wider Marbella property context, including how this zone fits alongside Nueva Andalucía and the Golden Mile, see the cost of buying guide.

What drives prices in La Dama de Noche and La Alzambra?

Three factors move the EUR/m2 figure up or down here, and reading them is the key to understanding the registered average.

Walkability to Puerto Banús. The core value proposition is location. A 10-minute walk to the marina basin, the beach and the Puerto Banús shopping district is what lifts this zone above the broader Nueva Andalucía residential market. Buyers pay for proximity to the marina without the marina-front price tag, and the registered apartment figure of 4,155 EUR/m2 captures this premium relative to golf-valley apartments further inland. The distance is walkable but not waterfront, which is the precise sweet spot for buyers who want the Puerto Banús lifestyle without the front-line cost.

Gated security and community amenities. Both communities operate 24-hour security, which is a structural price driver in the Marbella market. La Dama de Noche’s padel courts, two pools and gardens, and La Alzambra’s gym, sauna and landscaped grounds add a service-layer premium that ungated apartment complexes in the area do not carry. The security also makes the zone attractive to families and to owners who use the property intermittently, because the gated perimeter reduces the management burden of a holiday home. The resale villa figure of 5,419 EUR/m2 reflects the townhouse and detached-villa stock within La Alzambra specifically, where the gated-community setting amplifies the per-square-metre value of larger units.

Supply constraints and the built-out market. Both communities are largely built out, which means new supply arrives only through renovation or the rare off-plan project. This is why the new-build villa figure is n/a: there are too few registered new-build villa transactions to report a reliable price. The constrained supply keeps prices firm on the resale side because demand for gated, walkable, secure property near Puerto Banús consistently exceeds the trickle of stock that comes to market. A buyer here is purchasing into a fixed-supply position, not a growth corridor.

How does this zone compare to its Marbella neighbours on registered price?

The registered notarial data lets a buyer place La Dama de Noche and La Alzambra precisely within the Marbella price hierarchy. Using the same measure (all property types, EUR/m2, June 2026, listyco notarial data, Consejo General del Notariado) across six neighbouring zones, the comparison a buyer actually needs becomes visible, because asking-price impressions blur the real gaps.

La Dama de Noche and La Alzambra register just above the broader Nueva Andalucía district average, confirming that the gated, walkable position carries a modest premium of roughly 4 per cent over the golf-valley interior. They sit essentially level with Nagüeles, the Golden Mile foothills zone, at about 1 per cent above, which makes sense: both are residential streets within walking distance of the marina and the beach, neither front-line. The step up to Aloha in the Golf Valley centre is about 8 per cent, reflecting its stronger villa weighting and the Los Naranjos and Aloha golf-course adjacency.

The larger gaps open at the marina and the beachfront. The Puerto Banús marina zone sits roughly 23 per cent above the gated communities, and the Marbella Golden Mile about 42 per cent above. The Golden Mile carries the hotel-district prestige premium (Puente Romano, Marbella Club) and a heavier apartment weighting at the beachfront end, which lifts its all-types figure. Sierra Blanca, the gated hillside villa alternative, sits about 36 per cent above, reflecting its larger plot sizes and the mountain-view premium that trades marina walkability for exclusivity and space.

The practical read for a buyer: La Dama de Noche and La Alzambra offer the most affordable gated, marina-walkable position in the immediate Puerto Banús area. A buyer who wants the same 10-minute walk to the marina but with a higher villa weighting moves up to Aloha; a buyer who wants the marina front itself pays roughly a quarter more per square metre; a buyer who wants beachfront hotel-district prestige pays over 40 per cent more. The registered data makes these trade-offs visible in a way that asking-price listings cannot.

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

Registered notarial prices sit below both asking prices and valuation estimates because they capture every signed deed across the full transaction mix, including older resales, transfers and estate sales, rather than the prime, newly listed stock that drives the headlines. A model estimate from listyco market-stats places current valuations for the La Dama de Noche pocket around 10,494 EUR/m2 (model estimate, not a sale price). A separate model estimate for the La Alzambra pocket places valuations around 9,342 EUR/m2 (model estimate, not a sale price). Asking prices on portals run higher still (asking, not closing). The 4,474 EUR/m2 registered average is the figure that reflects completed sales.

The two numbers answer different questions. The notarial figure tells you what closed; the model estimate gauges current value across the standing housing stock. Read together they form an honest range: what sellers ask, what the stock is estimated to be worth, and what actually sold. The gap between the registered average and the model estimates in this zone is wider than in most Marbella areas, which reflects how much the Puerto Banús address and the gated-community premium inflate asking expectations relative to what closes at the notary.

For Marbella-wide context, Tinsa’s IMIE Mercados Locales index recorded a 15.2 per cent year-on-year increase nationally in Q2 2026, the highest rate since Q3 2006, with a 3.7 per cent quarterly advance (Tinsa, IMIE Mercados Locales, Q2 2026). The broader Tinsa IMIE index for Q1 2026 put the average finished-housing price in Marbella at 3,641 EUR/m2, up 20.53 per cent year on year, against a national average of 14.5 per cent and an Andalusia average of 10.3 per cent (Tinsa). That Marbella-wide figure spans the whole municipality, including lower-priced inland districts, which is why it falls below the zone-specific registered average for La Dama de Noche and La Alzambra.

How should a buyer read these numbers?

Anchor your negotiation to the 4,474 EUR/m2 registered average: it is what comparable homes actually closed at. Treat asking prices as the seller’s opening bid and model estimates as a valuation guide for the standing stock. A buyer who starts from the registered figure, then adjusts upward for a renovated interior, a larger terrace, a garden-facing ground-floor unit or a townhouse with a private pool, works from what the market did rather than what it hopes to do. The n/a on new-build villas does not mean new villas are cheap; it means the new-build market here is too thin to benchmark, so any new-build price you encounter is a one-off asking price rather than a comparable registered sale.

For the rental yield picture, La Dama de Noche and La Alzambra’s gated apartments command premium seasonal rents because the proximity to Puerto Banús and the community amenities support strong short-term occupancy, which matters for buyers weighing a part-let strategy. And for the full acquisition-cost breakdown, including the 7 per cent Andalusian ITP on resales and 10 per cent IVA on new-build, see the cost of buying guide. La Dama de Noche and La Alzambra reward buyers who understand the walkability premium, the gated-security premium and the gap between asking and closing, and the registered notarial data is the cleanest way to see it.