El Madroñal Property Prices 2026: Notarial EUR/m2

In El Madroñal, the registered sale price, what buyers actually paid at the notary, averaged 6,231 EUR/m2 across all property types in June 2026, with apartments at 5,026 EUR/m2 and resale villas at 6,652 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.

What did property actually sell for in El Madroñal in 2026?

Registered notarial sales averaged 6,231 EUR/m2 across all property types in June 2026: 5,026 EUR/m2 for apartments and 6,652 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 gated Benahavís hillside estate actually changed hands for.

Property type	Registered price (EUR/m2), El Madroñal, June 2026
All property types	6,231
Apartments	5,026
Resale villas	6,652
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.

For the wider Marbella municipality, Tinsa’s IMIE Mercados Locales reports an average finished-housing price of 3,641 EUR/m2 in Q1 2026, up 20.53 per cent year-on-year (Tinsa). El Madroñal’s notarial all-type figure sits well above that municipal average, which spans everything from beachfront apartments to inland townhouses. The gap reflects the estate’s position as a consolidated luxury villa enclave where large plots and privacy carry their own premium.

What kind of place is El Madroñal and who buys there?

El Madroñal is a gated residential estate of roughly 150 villas spread across 223 hectares of pine and cork oak forest in the municipality of Benahavís, perched at roughly 400 metres above sea level on the foothills of the Sierra de las Nieves. It sits along the Ronda road (the A-397), the scenic mountain route that climbs inland from San Pedro de Alcántara toward Ronda. La Zagaleta, the golf and country club estate, lies directly across the road to the west. La Heredia, the Mediterranean village designed by architect Jaime Parladé, borders it to the east, with an internal connection through Entrance 1. The estate is secured by 24-hour security staff and six distinct gated entrances, each serving a different cluster of villas.

The land has a layered history. It was part of a vast 1,500-plus hectare estate owned by the Parladé family, used as a hunting ground by Spanish royals in the 1960s. The estate later passed through the hands of the French Roussel family and the Saudi businessman Adnan Khashoggi, who hosted high-profile gatherings in the 1970s and 1980s, before being divided into what are now La Zagaleta, El Madroñal, and La Reserva de Alcuzcuz. The name itself comes from the madroño, the strawberry tree (Arbutus unedo) that grows across the hillsides, a species the Roman poet Horace once associated with idleness and contemplation under its evergreen canopy.

The buyer profile is narrow and specific. This is a zone for established wealth, not first-time buyers. The typical purchaser is a UK, Nordic, or northern European second-home owner or full-time relocator who prioritises privacy, plot size, and natural surroundings over beachfront proximity. The estate’s elevation and gated access have attracted international sports figures, musicians, and public figures seeking distance from the coastal bustle. A buyer here is paying for seclusion within a 10-minute drive of San Pedro de Alcántara’s shops and restaurants, and 15 to 20 minutes from Marbella centre and Puerto Banús. For context on how the buying process works in Spain, including taxes and legal steps, see the cost of buying guide.

What drives prices in El Madroñal?

Three structural factors shape the EUR/m2 figure in this zone, and understanding them is the key to reading the registered average.

Plot size and supply constraint. El Madroñal’s original development plan set minimum plot sizes at 5,000 m2, later reduced to 2,600 m2 for most entrances (Entrance 1 allows smaller plots). Average plots run around 3,000 m2, and the largest exceed 10,000 m2. With roughly 150 villas across 223 hectares and no undeveloped land released for new construction within the gated perimeter, supply is effectively fixed. A buyer who wants a villa here must purchase an existing property, which keeps resale villa prices firm. The villa_old figure of 6,606 EUR/m2 reflects this established, constrained stock.

Apartment transactions and the all-type average. The presence of an apartment figure (5,026 EUR/m2) alongside the villa figures is notable for a zone dominated by detached villas. The apartment transactions that do close here pull the all-type average (6,231 EUR/m2) below the standalone villa figure (6,652 EUR/m2). A buyer reading the all-type number should understand that it blends a small volume of apartment sales with the dominant villa stock, which is why the villa figure is the more relevant benchmark for someone shopping for a detached property in the estate.

New-build absence. The n/a for new-build villas this month is itself a market signal. Too few registered new-build villa transactions closed in the zone to report a reliable figure, confirming that El Madroñal is a resale-driven market. The estate is fully consolidated: new construction happens only when an owner demolishes and rebuilds on an existing plot, and those transactions may register as land plus construction rather than a single new-build villa sale. This contrasts with zones like Estepona Golf, where active development produces a measurable new-build villa tier. For the full Benahavís market picture, see our La Quinta property prices guide.

How does El Madroñal compare to neighbouring zones?

El Madroñal occupies a specific price tier within Benahavís. Its registered all-type average of 6,231 EUR/m2 sits above the Benahavís golf-valley zones and below the ultra-prime La Zagaleta estate on the same notarial measure (listyco notarial data, 2026-06, Consejo General del Notariado). The positioning reflects what each zone offers.

La Zagaleta, directly across the Ronda road, carries the highest notarial figures in the municipality. Its private 18-hole golf courses, equestrian centre, helipad, and club-house amenities command a premium that El Madroñal’s residential-only estate does not match. A buyer choosing between the two is weighing La Zagaleta’s resort infrastructure against El Madroñal’s quieter, lower-density character with larger individual plots relative to price. Our La Zagaleta property prices guide covers that estate in full.

To the south and east, the golf-valley zones sit at lower registered price points. Los Arqueros and Capanes del Golf, anchored by the Los Arqueros golf course designed by Seve Ballesteros, register below El Madroñal, as does El Paraiso Alto. These zones offer golf-front living at more accessible entry points, with a mix of apartments and townhouses that El Madroñal lacks. The price step-up to El Madroñal reflects the shift from golf-urbanisation density to gated-estate privacy and larger plots. For the Nueva Andalucía golf valley context, see our Nueva Andalucía property prices guide.

What is the asking-versus-registered gap in El Madroñal?

The notarial average of 6,231 EUR/m2 and the model estimate of around 7,175 EUR/m2 (listyco market-stats, model estimate, not a sale price) sit below the asking-price headlines that buyers encounter in listings. This gap is structural, not a sign of a weak market.

Asking prices in El Madroñal typically start around EUR 2 million for a villa on a 2,000 m2 plot and reach toward EUR 8 million for larger estates on premium plots. These are list prices set by sellers and their agents. Registered notarial prices are what actually closed at the notary after negotiation, across the full transaction mix. The gap between the two reflects negotiation outcomes, the variety of properties that transact (not only the prime examples that appear in marketing), and the time lag between listing and completion.

The model estimate (7,175 EUR/m2) occupies a different position from both. It reflects current valuation across the standing housing stock, not a specific sale. A buyer should treat the notarial figure as the evidence of what closed, the model estimate as a valuation benchmark, and asking prices as the negotiation starting point. All three measures tell different parts of the same story, and none alone is the full picture.

What should a buyer take from the El Madroñal data?

The registered figures confirm El Madroñal’s position as a firmly upper-tier Benahavís market, above the golf valleys and below La Zagaleta. The resale villa figure of 6,652 EUR/m2 is the most relevant benchmark for a buyer shopping for a detached property in the estate, because villa transactions dominate the stock. The all-type average of 6,231 EUR/m2 blends in a smaller volume of apartment closings and should not be read as a villa price.

The n/a for new-build villas tells a buyer that this is a resale market. If new construction is a priority, the golf-valley zones or Estepona’s development corridors offer active new-build supply that El Madroñal cannot. The fixed supply of roughly 150 villas on large, gated plots is the estate’s defining constraint and its price floor: when demand rises, there are no new plots to release, so price pressure lands directly on the existing stock.

For buyers weighing El Madroñal against a buy-to-let strategy elsewhere on the coast, the Marbella rental yields guide covers what different zones return. El Madroñal’s buyer profile is overwhelmingly owner-occupier and second-home, not investor, which is consistent with the estate’s character and the registered price level.