La Puya - La Ermita Property Prices 2026: Notarial EUR/m2

In La Puya - La Ermita, the registered sale price, what buyers actually paid at the notary, averaged 2,674 EUR/m2 across all property types in June 2026, with apartments at 2,674 EUR/m2 (listyco notarial data, 2026-06, Consejo General del Notariado). No villa transactions registered this month, so every villa metric (villa, new-build villa, resale villa) is n/a, confirming an entirely apartment-driven zone in Marbella Este. The identical all-type and apartment figures confirm that apartments account for the entire transaction volume, with no villa transactions registered this month. These are real closing prices recorded at the notary, not asking prices, and they position La Puya - La Ermita as a residential zone where local amenities and town-proximity rather than beachfront or golf-course setting shape the price.

What did property actually sell for in La Puya - La Ermita in 2026?

Registered notarial sales in the zone averaged 2,674 EUR/m2 across all property types in June 2026: 2,674 EUR/m2 for apartments (listyco notarial data, Consejo General del Notariado). The villa, new-build villa and resale villa figures are all n/a, meaning no detached villa transactions registered in sufficient volume to produce a reliable figure 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 eastern town zone actually changed hands for.

Property type	Registered price (EUR/m2), La Puya - La Ermita, June 2026
All property types	2,674
Apartments	2,674
All villas	n/a
Resale villas	n/a
New-build villas	n/a

Source: listyco notarial data, 2026-06 (Consejo General del Notariado). The villa metrics are n/a because no detached villa transactions registered in sufficient volume to produce a reliable figure this month. This is the defining structural feature of the zone: La Puya - La Ermita’s transaction volume runs entirely through apartments, and the all-type figure is effectively the apartment figure, confirming that no detached-stock transactions entered the mix. A buyer reading this data should anchor on the apartment figure (2,674 EUR/m2) as the zone’s true market signal, since the all-type and apartment figures are the same.

What is La Puya - La Ermita and why does it sit at this price point?

The Marbella town hall divides the municipality into five districts under its Reglamento de Distritos, and La Puya - La Ermita falls within Marbella Este, the eastern half of the town that runs from the old town edge towards Las Albarizas (Ayuntamiento de Marbella). The name joins two barrios: La Puya and La Ermita, residential areas that form part of the continuous urban fabric of the town. The 2025 SIMA municipal ficha records 160,478 residents in Marbella, with 49,813 foreign residents (Instituto de Estadistica y Cartografia de Andalucia), and the municipality recorded 377 new-build against 4,366 resale transactions in 2024, a ratio of roughly eleven to one that confirms a resale-led market across the municipality.

The buyer profile here is local. Spanish families, long-term relocators and year-round residents who want to live inside Marbella town, close to schools, shops and the inland road network, buy here rather than international buyers chasing sea views or golf-course frontage. The appeal is practical: walkable access to daily amenities, a residential setting at a lower entry point than the coastal zones, and the convenience of being inside the town’s established fabric. The trade-off is straightforward: the zone sits in the town’s east rather than on the beach, the stock is predominantly apartment-based, and a buyer who wants a detached villa or beachfront proximity will need to look elsewhere. The Nueva Andalucia property prices guide covers the golf-valley alternative for buyers who want that profile.

How does the apartment-only mix shape the registered average?

The identical all-type and apartment figures (both 2,674 EUR/m2) are the most important reading in this dataset. They confirm that every transaction recorded at the notary in June 2026 was an apartment transaction, with no villa sales entering the registered average. This is structurally different from the beachfront and golf-valley zones, where villas carry a significant share of transactions and the all-type figure sits above or below the apartment figure depending on the villa premium.

In La Puya - La Ermita, the all-type figure is the apartment figure. A buyer should read the 2,674 EUR/m2 as a pure apartment-market signal, not a figure that mixes property types. This is the first thing to check in any zone data: the spread between the all-type and apartment figures tells you whether the registered average reflects a single property type or a mix. Where the two figures are identical, as here, the zone’s transaction volume runs entirely through apartments. Where the all-type figure sits above the apartment figure, villas are pulling the average up; where it sits below, villas may be transacting at a lower rate than apartments. The cost of buying in the wider region, including the 7 per cent Andalusian ITP on resales, is set out in the cost of buying guide.

What sets the price floor and ceiling in this zone?

The registered average of 2,674 EUR/m2 sits below the coastal zones because La Puya - La Ermita carries neither the beachfront premium that lifts the waterfront areas nor the golf-valley premium that supports Nueva Andalucia. The floor is set by town-proximity: the zone is inside the town’s residential fabric, close to schools, shops and the inland road network, and that convenience supports values for the apartment stock even without coastal or resort attributes. The ceiling is capped by the absence of those same attributes: no sea views, no golf-course frontage, no resort facilities, and no detached-villa stock to attract the prime buyer segment.

The established residential fabric reinforces the resale-led character of the market. The housing stock in La Puya - La Ermita spans several decades of apartment construction, and the limited new-build activity, constrained by the existing urban fabric, means the transaction volume runs predominantly through resale stock. The municipality-wide resale-to-new-build ratio of roughly 11 to one (SIMA, 2024) is amplified in a town sector where land for new development is scarce. This keeps the registered average anchored to the resale market rather than lifted by new-build pricing. For rental returns in the wider region, see the Marbella rental yields guide.

How does this zone compare to its neighbours?

La Puya - La Ermita sits in the eastern part of Marbella town, and the comparison with adjacent zones tells a buyer where this zone sits in the municipal price hierarchy.

Within Marbella Este, the neighbouring areas register in different tiers on the same notarial measure (listyco notarial data, 2026-06, Consejo General del Notariado). Zones closer to the old centre carry different stock profiles where the housing mix includes a wider range of property types. A buyer comparing La Puya - La Ermita with those zones is trading lower entry pricing for a more central or better-stocked neighbouring zone at a higher registered average. The La Patera property prices guide covers another Marbella town zone for comparison, though in a different district with its own amenity profile.

South towards the coast, the Golden Mile and the beachfront zones register well above La Puya - La Ermita. The price step from the town’s residential east to the coastal zones is the structural cost of moving from the interior to the waterfront, and it is the single largest gap in the Marbella town price hierarchy. A buyer evaluating La Puya - La Ermita against the beachfront zones should understand that the difference is not a discount on comparable stock but a reflection of two fundamentally different market positions: inland residential versus coastal resort.

Why is the registered average lower than the asking prices online?

The notarial figure of 2,674 EUR/m2 sits below the asking-price headlines buyers encounter on listing portals, and this gap is structural across the Costa del Sol. Asking prices reflect what sellers hope to achieve. Registered notarial prices capture every signed transaction across the full mix of older stock, resales and transfers, including smaller units and older apartments that never appear in prime listing feeds.

Asking prices for apartments in this part of Marbella town typically start above EUR 130,000 for smaller units. 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 and the time lag between listing and completion. In a consolidated residential sector where the stock spans several decades and apartment sizes vary widely, the registered average captures the full range, pulling the figure below the curated asking-price feeds that show only the better-presented properties.

For the national context, Tinsa’s IMIE Local Markets index reported 15.2 per cent year-on-year growth in the second quarter of 2026, the highest rate since the third quarter of 2006, published on 30 June 2026 (Tinsa, IMIE Mercados Locales Q2 2026). The INE Housing Price Index recorded 12.9 per cent year-on-year growth in the first quarter of 2026, with new homes up 9.1 per cent and used homes up 13.5 per cent (INE, HPI Q1 2026, base 2025, published 8 June 2026). These national figures frame the broader Spanish market context in which this zone’s local figures sit, though the registered notarial figure for La Puya - La Ermita remains the most reliable benchmark for what actually closed in this specific zone.

What is the takeaway for a buyer reading this data?

La Puya - La Ermita is an apartment-only zone within Marbella Este, and the registered figures confirm that character. The all-type figure of 2,674 EUR/m2 is the apartment figure, and a buyer should anchor on that measure as the zone’s true market signal. The n/a readings across every villa metric tell a buyer that the housing stock is overwhelmingly apartment-based and that detached plots are scarce in this part of the town. A buyer seeking a villa should look to the beachfront or golf-valley zones where detached stock concentrates.

The eastern town-sector position is the structural reading. La Puya - La Ermita sits in Marbella Este, close to the town’s amenities and transport links but without the coastal or resort attributes that drive the premium zones. The registered average reflects this position: a lower entry point than the beachfront areas, anchored by town-proximity and local convenience rather than waterfront scarcity or golf-course frontage. For buyers seeking a residential base inside Marbella’s town fabric at the lower end of the municipal price range, with walkable access to daily amenities and the inland road network, La Puya - La Ermita offers a proposition that the coastal and golf-valley zones cannot match.