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​Property prices in Málaga province reached record highs in 2025, with average prices rising approximately 14% year on year. 

Nevertheless, properties frequently trade below their potential value because they appear outdated, neglected or poorly configured. Recent housing market studies demonstrate that buyers increasingly prefer move-in-ready properties and heavily discount homes requiring work.

And as land has become increasingly scarce, new projects are more frequently located on the urban fringe or in areas that require further infrastructure investment.

Whereas many of Costa del Sol and Marbella's older developments occupy the most desirable land, selected decades before the coastline became heavily developed.

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While their location is often premium, their interiors can look outdated and not optimized, and do not align with the new-builds standards. Nor with their prices.

According to diverse real estate market reports from the Marbella area, a mid-upper market new-build development will price around €7,000–11,000/m², meanwhile a 2000s property trades at €3,000–5,000/m², even less depending on the area.

However, 1990s and 2000s developments often boast numerous advantages over their younger counterparts : 

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- Mature landscaping :

Trees, gardens and lush vegetation often take decades to reach their full character, bringing greater privacy, cooler micro-climate and better air quality.

- Lively community :

Variety of established amenities, shops, restaurants, leisure facilities, schools, medical and public services.

-Larger plots and lower density :​​

Planning regulations in previous decades generally allowed for lower building densities and more generous plot sizes.

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Still they do not appear as attractive as the new developments. You know why ? Nowadays a development has to compete with the likes of Dubai, London, Manhattan and Miami to attract buyers.

Open-plan living space,  bespoke cabinetry, smart home automation, premium materials and contemporary finishes have become the norm. People will pay premium for something that feels premium. 

As buyers become increasingly more affluent, their priorities have shifted, choosing convenience, and immediacy over the idea of a "good bargain" that will require work and an upgrade.

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Moreover, owners of older properties are facing new regulatory requirements over the coming years to improve their buildings' energy performance : By 2030 homes with very poor EPC ratings (typically E to G) may face restrictions when being sold or rented, since the Energy Performance of Buildings Directive (EPBD) 2024/1275 was adopted by the European Parliament and Council, and entered into force in May 2024, legally binding  all EU Member States to reduce energy consumption and carbon emissions from Europe's building stock. ​

​Spain has not yet complied and enacted the nationwide law enforcing it, but already drastic effect on the properties value can be seen specially when we look at the example of France, who enforced a law in 2025 :

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