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 sold for is a different number, recorded when the sale completes. 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.

€4,700asked, per m² (houses)

€3,381deeded, per m² (houses)

71.9%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	€4,89474 listings, avg 258 m²	€3,142113 deeds, avg 190 m²	-35.8%	64.2%
Houses and villas	€4,700237 listings, avg 664 m²	€3,38170 deeds, avg 407 m²	-28.1%	71.9%

Houses and flats land within about a point of each other (-28.1% and -35.8%), 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 407 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 completed figures trail the asking ones; and the completed-sales record includes transfers that are never advertised 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	183	€3,286	€919,177	280 m²
11310	Flats and penthouses	113	€3,142	€596,774	190 m²
11310	Houses and villas	70	€3,381	€1,377,083	407 m²
11311	All property	62	€2,976	€833,171	280 m²
11311	Flats and penthouses	24	€3,415	€598,095	175 m²
11311	Houses and villas	38	€2,845	€970,299	341 m²
11312	All property	27	€2,799	€305,087	109 m²
11312	Flats and penthouses	17	€2,699	€264,613	98 m²
11312	Houses and villas	10	€2,930	€373,893	128 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	3,909	€4,789	€787,301	164 m²
Estepona	3,183	€3,514	€438,814	125 m²
San Roque	859	€2,878	€626,167	218 m²
Casares	569	€2,726	€332,407	122 m²
Manilva	1,019	€2,523	€266,258	106 m²

For scale, the Spanish national figure over the same window is €2,011 per m² across 693,198 deeds, at an average of €225,282 for 112 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 2026-10-03. Our methodology and its limits.

The fortnightly index

We do not sell property, we do not list it, and we do not introduce buyers to agents. What we do is measure what this market is asking, and publish it. If you would like the index every two weeks — what moved in your area and what came down — leave an email and we will send it.

We track 870 distinct properties publicly advertised for sale; 559 of them carry enough detail to price and form this index. Data through 27 October 2026. How this is calculated, and what it cannot tell you.