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Areas · Nueva Andalucía · district guide

Puerto Banús

The marina, the white blocks around it and the beaches either side: Marbella's busiest few hundred metres, and a market of flats rather than houses.

Right now in Puerto Banús: 22°, showers, sunset 20:00A corner of Nueva Andalucía, Marbella · on the beach · 52 min to Málaga airport · €7,492 a m² (September 2026)

Photo: kallerna, CC BY-SA 4.0, via Wikimedia Commons

Mediterranean SeaWESTEASTAGPSotograndeManilvaEsteponaMarbellaBenahavísFuengirolaMijasBenalmádenaTorremolinosMálagaNerjaAlh. de la TorreCártamaCoínAlh. el GrandePuerto Banús
Puerto Banús on the real coastline, west to east. AGP is Málaga airport, and a dotted line marks an inland town's shortest distance to the sea.

Puerto Banús is the bottom corner of Nueva Andalucía, between the A-7 and the sea. José Banús built the port on a concession granted in 1967, and it opened in 1970 with Prince Rainier and Princess Grace as guests of honour. The frontline is a ring of white, Andalusian-style blocks with shops and restaurants on the ground floor and flats above, looking over the yachts. Behind them sits a second line of gated complexes running back to El Corte Inglés and Hipercor on Calle Ramón Areces and up to the motorway. The beaches run off both sides: Playa de Puerto Banús east towards the mouth of the Río Verde, and the Nueva Andalucía and El Duque beach to the west. Everything you need day to day is a walk away, and so is everyone else in August.

It suits buyers who want a flat they can lock and leave, who want to walk to the beach, a restaurant and a supermarket without a car, or who plan to let it to holidaymakers. It suits people who like a busy place at night. It suits less well families who want quiet, anyone who wants a garden and a house, and anyone planning to live here all winter and wanting neighbours who do the same. The money buys location, not space: idealista puts the zone at €7,492 a square metre in September 2026, about a fifth above Nueva Andalucía as a whole, and in the flats we opened a two-bed on the marina was about €820,000 and a big beachfront duplex about €2m.

Photos via Wikimedia Commons: Hernán Piñera (1, 4), CC BY-SA 2.0; Mark Gilbert (2), CC BY-SA 3.0; kallerna (3), CC BY-SA 4.0; Jelger Groeneveld (5, 6, 8), CC BY 2.0; Adam Cli (7), CC BY-SA 4.0

Property

What your money buys here.

The average asking price in Puerto Banús was €7,492 per m² in September 2026, +8.2% on a year earlier (idealista price report). The examples below were opened and read on 2 October 2026. Stock moves weekly, so treat them as the shape of the market, not as houses to buy.

€

€300,000

A one-bed, one-bath flat of 59 m² inside the port itself, with air conditioning and heating, sold without a tourist licence. It is held on an administrative concession that runs until 2066, not owned outright.

Opened and read. This is what the cheap end of the port looks like: the listing says plainly that you'd be buying a right that ends in forty years, not a freehold. Ask your lawyer what happens at the end of the concession, whether a bank will lend on it and who you could sell it to later.

€

€505,000

A two-bed, two-bath apartment of 115 m² built on the beach side of the port, renovated, sold furnished, with marble floors, double glazing, air conditioning, a lift and a small south-facing terrace with sea and marina views. No pool, garden or garage.

Opened and read. At about €4,390 a built square metre it's well under the zone average, so find out why before you get excited: the floor, the year of the block, the state of the building and what's under the windows at night. The listing calls it frontline beach; check that on a map.

€

€819,000

A two-bed, two-bath apartment on the frontline of the marina, on the second floor of an older building with no lift, with sea views and a tourist licence, currently run as a holiday let. No terrace, garage or storage room. Energy rating D.

Opened and read. The description says about 90 m² and the feature list says 98 m²; get it measured. Ask for the tourist registration number, check it on the Junta's register and ask your lawyer how it passes to you. Then stand in the bedroom at one in the morning on a Saturday in August.

€

€1,995,000

A three-bed, four-bath duplex ground-floor apartment of 352 m² built in a frontline beach complex beside the port, renovated in 2014, with a private garden and terrace, underfloor heating, a communal pool and gardens, two parking spaces, a storage room and a separate studio flat.

Opened and read, twice: one agent lists it at €1,995,000 and another at €2,200,000, with the plot given as 35 m² on one and 405 m² on the other. The 352 m² almost certainly includes terraces. Check what the Land Registry and the Catastro say, and whether the studio is licensed and registered as part of the flat.

Add 10 to 13% on top of any price for taxes and fees. The cost calculator gives the real number for a given price.

The practical page

Where things actually are.

Every link below was opened and checked on 2 October 2026. Measured on 2 October 2026 from the port entrance on Avenida Julio Iglesias with the OSRM route planner. It assumes empty roads, so we added 10% and rounded up to the minute. In July and August the junctions from the port onto the A-7 are the slowest part of almost every trip, and these numbers don't include that.

I.

Getting there and around

  • 6 min to San Pedro de Alcántara (Plaza de la Iglesia) (4 km)
  • 14 min to Marbella old town (Plaza de los Naranjos) (7.8 km, via A-7)
  • 13 min to La Cañada shopping centre, Marbella (10.7 km, via A-7)
  • 16 min to Hospital Costa del Sol (public) (16.6 km)
  • 52 min to Málaga airport (60.9 km, via AP-7 (toll) and MA-20)
  • 63 min to Gibraltar airport (67.2 km), Driving time only. The border at La Línea comes on top, and it varies.
II.

Everyday life

III.

Health

Residents register with the public system through the local health centre. How that works for Irish owners is in the healthcare guide.

IV.

Schools

V.

Sport and outdoors

Before you offer

What to check here.

  1. Freehold or concession. The port is public land: the concession for it was granted in 1967 and runs to 2066, and the Junta de Andalucía is the authority behind it. Some flats inside the port are sold on that concession rather than as freehold, and we found one listed on 2 October 2026 with exactly that warning. Ask your lawyer for the nota simple from the Land Registry before you offer, and have them tell you in writing whether you'd own the flat outright or hold a right that ends, and what that does to a mortgage and to a resale.
  2. The tourist licence is a registration, not a guarantee. A holiday let in Andalusia needs to be on the Junta's tourism register. Since 3 April 2025 a new tourist let in a building also needs the approval of three-fifths of the owners, and Marbella council already bars converting shops and ground floors into tourist flats. The number of registered tourist flats in Marbella fell from 7,934 to 6,987 in the year to May 2026, which tells you the rules are biting. If the flat is sold "with licence", get the registration number, check it's for that address and ask your lawyer how it moves to you. If it has no licence, assume you can't get one until a lawyer has read the community's statutes and minutes.
  3. Noise and the night. The frontline flats sit over bars, restaurants and clubs, and the port is busy until the small hours in summer. Visit on a Friday or Saturday night in July or August, stand in the bedroom with the windows open and then shut, and look at the glazing. Ask the neighbours, not the agent. A flat facing the sea or the back of a block can be a different place from one over the busiest corner.
  4. Measure it. The port's buildings date from around its opening in 1970, and the listings we read didn't agree with themselves: one flat was 90 m² in the text and 98 m² in the features, and one beachfront duplex had its plot listed as 35 m² by one agent and 405 m² by another. Agents here often quote built area including terraces and shared parts. Have a surveyor measure the useful area and check it against the Catastro and the Land Registry before you work out a price per square metre.
  5. The community and the building. Older blocks round the port may have no lift, old pipes and roofs that need doing, and big frontline complexes on the beach carry security, gardens and pools. Listings rarely give the fee: on the portal we checked, most just said "more than €100 a month". Ask for the actual annual fee, the last two years of minutes and accounts, and any special levy agreed or coming. Ask too whether the building's own rules restrict holiday letting.
  6. The coast and the river. Anything frontline to the beach sits close to the public coastal strip, and Spain's Coastal Law limits what can be done to buildings in the protection zone behind it. Your lawyer should check whether the flat is affected before you plan works. On the east side, check the official flood maps for anything near the mouth of the Río Verde.
  7. Planning is Marbella's planning. Puerto Banús shares the council's long planning history, set out on the Nueva Andalucía page. Enclosed terraces and roof extensions are the usual places where what's built outruns the licence, so check the licence and occupation paperwork against the flat as it stands.

None of this replaces your own lawyer, and the lawyer guide says what to expect of one.

What we'd tell you on the phone

The parts that aren't in the brochure.

Be clear what you're buying for. Puerto Banús works best as a place you visit: a flat you use for a few weeks, lend to family and let for the rest of the year, with the beach, the shops and the restaurants all on foot. As a place to live all year it's harder. In winter the port is quieter and many flats sit empty; in August you share it with everyone. Ask how many flats in the block are lived in all year.

It's a market of flats. On 2 October 2026 one big portal listed 315 homes for sale under "Puerto Banús": 228 apartments and flats, 47 villas, 12 townhouses and 14 semi-detached or terraced houses. By price, 15 were €500,000 or less, 73 between €500,000 and €750,000, 52 between €750,000 and €1m, 47 between €1m and €1.5m, 24 between €1.5m and €2m, 51 between €2m and €3m and 66 at €3m or more. Those are listings, not homes: we found one marina flat listed at €1,245,000 by three different agents. And the label stretches; portals put complexes 700 or 800 metres from the port under "Puerto Banús" too.

The average hides two different things. idealista's €7,492 a square metre for September 2026 mixes a two-bed over the marina with a big beachfront duplex. In what we opened, frontline marina flats asked from about €7,700 to over €14,000 a built square metre, and the beachfront duplex about €5,700. The view, the floor and whether it has a licence move the price more than the square metres do. Compare like with like, and ask what similar flats in the same building actually sold for.

Don't buy the yield on the brochure. Agents sell frontline flats here on "high rental returns", and the summer weeks do earn well. The shoulder months and winter earn much less, the management company takes its share, and the rules on tourist lets have only gone one way. Work it out on a year of bookings, net of fees, cleaning, community, IBI and tax, before you pay extra for the licence.

If you want quiet, space and a garden, look up the hill. Nueva Andalucía's valley, ten minutes away, gives you a house for the money that buys a flat here. If you want to walk out of the door to the sea and a coffee and not need a car for a fortnight, few places on the coast do it better.

Next door

The rest of the coast around Nueva Andalucía, district by district.

Puerto Banús is part of Nueva Andalucía. If it is close but not quite right, one of these usually is.

Nueva Andalucía

Marbella's golf valley: villas and big penthouses between Puerto Banús and La Concha, with a planning history worth understanding before you buy.

~€6,214/m²Town guide →
Marbella East

The greener, quieter end of Marbella: pine woods, dunes and family villas between the hospital and Cabopino, three-quarters of an hour from the airport.

~€4,676 to €5,610/m²District guide →
The Golden Mile

The strip between Marbella and Puerto Banús with the beach hotels, the dearest square metres on the coast, and Sierra Blanca's villas in the hills behind.

~€8,331/m²District guide →
San Pedro Alcántara

The working town at the western end of Marbella: a market, a boulevard over the motorway, a long flat beach, and the most affordable square metres in the municipality.

~€4,649/m²District guide →
The New Golden Mile

Ten kilometres of beach, golf and new building between Guadalmina and Estepona town, sold under a name the agents gave it.

~€4,314/m²District guide →
Guadalmina

Marbella's oldest golf estate: low-rise villas on proper plots, between the Guadalmina river and San Pedro, with the beach at the bottom of the road.

~€5,158/m² (Guadalmina Baja)District guide →
La Cala de Mijas

The one real village on the Mijas coast: a square, a seafront watchtower and a Blue Flag beach, with golf valleys and villa hills behind it.

~€4,613/m²District guide →

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