Asking vs achieved

What Sotogrande is asked, and what it is actually paid

Every price you see advertised is an asking price. The price a property is actually deeded at is a different number, recorded by the Spanish notaries. Across the Sotogrande resort core the two differ by about a third — but most of that gap is not a discount, and saying so would be the easiest way to mislead you.

€4,972asked, per m² (houses)

€3,052deeded, per m² (houses)

61.4%deeded as a share of asked

The two sides, split the way the deeds are split

Class	Asked, per m²	Deeded, per m²	Difference	Deeded as % of asked
Flats and penthouses	€4,83982 listings, avg 247 m²	€3,033130 deeds, avg 186 m²	-37.3%	62.7%
Houses and villas	€4,972259 listings, avg 664 m²	€3,05266 deeds, avg 361 m²	-38.6%	61.4%

Houses and flats land within about a point of each other (-38.6% and -37.3%), which is the main reason we are willing to publish the figure at all. Two independent classes of property, measured separately, agreeing that closely is a much stronger signal than one headline number.

Read this before you quote the gap at anyone. This is not evidence that Sotogrande sellers accept a third off. The single biggest cause is that the market transacts far smaller property than the market advertises. The houses on the books here average 664 m². The houses actually being deeded average 361 m². Those are not the same houses. Larger, more expensive property sits on the market for longer, so at any moment it is over-represented in what is advertised and under-represented in what completed. Two smaller causes push the same way: a deed is signed three to six months after a price is agreed, so the deeded figures trail the asking ones; and the notarial record includes transfers a portal never carries at all.

Deeded prices by postcode

These are the three postcodes the Sotogrande area is built from. They carry their own deed counts, which is why we publish them and not the finer zone boundaries we use internally — a figure resting on four sales looks exactly like a solid one once the count is stripped off. 11310 is the resort core (Sotogrande Costa and Sotogrande Alto both fall inside it); 11311 covers La Reserva, Guadiaro and Pueblo Nuevo; 11312 Torreguadiaro and San Enrique.

Postcode	Class	Deeds	Per m²	Average price	Average size
11310	All property	196	€3,043	€759,367	250 m²
11310	Flats and penthouses	130	€3,033	€562,990	186 m²
11310	Houses and villas	66	€3,052	€1,103,027	361 m²
11311	All property	63	€2,809	€788,665	281 m²
11311	Flats and penthouses	26	€2,841	€481,205	169 m²
11311	Houses and villas	37	€2,799	€981,926	351 m²
11312	All property	29	€2,623	€334,807	128 m²
11312	Flats and penthouses	15	€2,434	€282,723	116 m²
11312	Houses and villas	14	€2,816	€399,911	142 m²

11310 averages the beachside villa strip together with Sotogrande Alto, which are very different markets. It is a usable measure of the resort core; it is not a measure of any one part of it, and we will not present it as one.

How the neighbours compare

Municipality	Deeds	Per m²	Average price	Average size
Marbella	4,037	€4,665	€788,970	169 m²
Estepona	3,168	€3,437	€434,200	126 m²
San Roque	926	€3,027	€649,706	215 m²
Casares	597	€2,690	€332,780	124 m²
Manilva	1,047	€2,481	€262,684	106 m²

For scale, the Spanish national figure over the same window is €1,973 per m² across 717,850 deeds, at an average of €222,141 for 113 m².

What this measure is. Rolling 12 months of completed deeds. The source carries no period field, so we stamp our own pull date. Mean, not median, and a declared deed consideration. Blends property types unless split. Read on 2026-09-01. Our methodology and its limits.

Ask for an introduction

We do not sell property. What we can do is tell you which firms genuinely work in the part of the market you are looking at — because we measure their books every night — and introduce you to one of them. Not a shortlist of everybody. One or two names, and the reason we chose them.

We track 943 distinct properties across 12 agencies; 594 of them carry enough detail to price and form this index. Data through 2026-09-01. How this is calculated, and what it cannot tell you.