Approximately 80% of Marbella property buyers choose apartments over villas. This is despite...Read More
Beachfront property in Puerto Banús is the most concentrated cluster of frontline apartment inventory anywhere in Marbella. Three named complexes dominate. Los Granados sits on the eastern side of the marina (prices typically €2.95 million to €5 million-plus). Andalucía del Mar sits on the western side (€650,000 to €1.25 million for entry units). Playas del Duque is the largest of the three (€825,000 to €2 million-plus). Marina Puente Romano on the Marbella Golden Mile edge offers a fourth ultra-prime option at €3 million-plus. This guide breaks down the inventory by price tier (€1 million, €3 million, and €5 million-plus). We cover what you actually get at each level, and the running costs that come with frontline ownership.
Puerto Banús sits on a roughly 2-kilometre stretch of beachfront, with the marina at the centre and beachfront apartment complexes flanking it east and west. The vast majority of true frontline apartment inventory in Puerto Banús is concentrated in three named complexes, plus a fourth on the immediate Marbella Golden Mile boundary.
For the wider Puerto Banús property picture beyond beachfront, see our Puerto Banús area page, which covers the full inventory across all four tiers of complexes.
Los Granados sits on the eastern side of the marina, directly on the beach. The complex is widely regarded as the most prestigious beachfront apartment address in Puerto Banús and one of the most prestigious in Marbella overall.
Andalucía del Mar sits on the western side of the marina, between Playas del Duque and Villa Marina. The complex offers a mix of apartments and luxury penthouses with direct promenade access and substantial landscaped gardens.
Andalucía del Mar is the most accessible entry point into true beachfront property in Puerto Banús. Buyers who want frontline access at meaningfully lower entry pricing than Los Granados or Marina Puente Romano typically end up here.
Playas del Duque is the largest of the three beachfront complexes in Puerto Banús, with over 30,000 m² of tropical gardens and three swimming pools spread across the development.
Playas del Duque offers the widest price range within a single beachfront complex and the largest inventory turnover. For buyers who want flexibility to view multiple unit options in the same urbanisation, Playas del Duque is the deepest market.
Marina Puente Romano sits on the immediate eastern edge of Puerto Banús, technically on the Marbella Golden Mile but functionally part of the same beachfront luxury cluster. The complex is part of the wider Puente Romano resort.
For the wider Marbella Golden Mile context, see our Marbella Golden Mile property page.
At the €1 million tier, the inventory typically means:
What you typically get at this price point: direct beach access via the complex gates, sea views from the terrace (orientation-dependent), access to the complex pool and gardens, secure parking (usually one space included), and the lifestyle of being within walking distance of the marina, the dining cluster, and Ocean Club. What you typically do not get at this price point: a unit in Los Granados or Marina Puente Romano (entry above €2.95 million for both), unobstructed direct sea-front aspect with no buildings in line of sight, or recent renovation (most €1 million beachfront units are in original 1970s or 1980s condition and need refurbishment).
A €1 million beachfront apartment in Puerto Banús is genuinely a working entry point for buyers who want frontline access in one of the most concentrated luxury beachfront markets in Europe, though it requires accepting an older unit and budgeting for refurbishment.
At the €3 million tier, the picture changes substantially:
What you typically get at this price point: meaningful choice across all four prime complexes, larger square metre allocations (150–250 m² built), higher floors with better view orientations, recent or substantial renovation, multiple parking spaces, and often a private terrace or pool. The €3 million tier is genuinely the sweet spot for buyers who want choice and quality without entering the ultra-prime €5 million-plus segment.
For investors targeting short-term rental yield, the €3 million tier in well-renovated apartments in Los Granados, Andalucía del Mar, or Playas del Duque typically generates the strongest yield combinations: high enough rental rates to support the price point, but not so high that the property is rentally illiquid.
At €5 million and above, the market enters the ultra-prime segment:
What you typically get at this price point: the highest-grade finishes available in the Puerto Banús apartment market, square metre allocations of 250 m²-plus, multi-aspect views, full Puente Romano resort integration (for Marina Puente Romano), and the prestige addresses that the international ultra-prime market actually pays for. At the very top of this segment (€10 million-plus), individual penthouses in Los Granados and Marina Puente Romano regularly trade as the most prestigious apartment transactions in Marbella in any given year.
Three categories of running cost matter for these complexes, and all three run meaningfully higher than equivalent walk-to-marina property.
Beachfront complexes in Puerto Banús carry the highest community fees in the Marbella apartment market. Typical monthly figures:
These fees cover security (24-hour manned gating, CCTV, internal patrols), gardens (substantial landscaped grounds across all four complexes), pool maintenance, building maintenance, lift maintenance, and reserves for major works. The figures appear high relative to inland apartments but are roughly consistent with equivalent ultra-prime Mediterranean beachfront complexes elsewhere in Europe.
Beachfront properties face accelerated maintenance from salt-air exposure: shorter lifespan on metal fittings, faster paint degradation, accelerated corrosion on air conditioning and pool equipment. Typical annual maintenance budgets here run 30–50% higher than walk-to-marina property in the same urbanisation. For more on the implications of frontline beach ownership, see our guide on frontline beach in Marbella.
Spanish property taxes for non-resident owners apply the same as any other Marbella property. IBI (local property tax) typically runs €1,500–€4,000 per year for a frontline Puerto Banús apartment depending on cadastral value. Non-resident imputed income tax, basura (waste collection), and any rental income tax apply on top.
Three quick comparisons for buyers benchmarking Puerto Banús beachfront against alternatives.
Versus Marbella Golden Mile beachfront (Puente Romano, Las Torres, Santa Margarita): Marina Puente Romano bridges the two markets and is technically part of the Golden Mile. The wider Golden Mile beachfront complexes typically price 10–20% above Puerto Banús for equivalent specification, reflecting the hotel-led prestige of the Golden Mile and the slightly lower density.
Versus East Marbella beachfront (Los Monteros, Bahía de Marbella): East Marbella beachfront typically prices 30–50% below Puerto Banús for equivalent specification. The trade-off is a quieter, more residential rhythm and less amenity density on the doorstep.
Versus Estepona New Golden Mile beachfront: Estepona beachfront sits 30–50% below Puerto Banús, with newer developments and a less established prestige profile. Strongest fit for buyers prioritising value and modern specification over the Puerto Banús brand premium.
The beachfront apartment buyer profile in Puerto Banús splits across three patterns:
Peak-summer lifestyle buyers who use the property May to October and value the marina amenities, beach access, and walkable dining. The premium pays off because direct beach access materially changes daily summer life.
Short-term rental investors with appropriate tourist licensing. Beachfront Puerto Banús commands among the highest peak-season nightly rates in Europe, and the high gross yield can justify the price premium over a 7–10 year hold. Verify rental rules at the complex level before purchase: some beachfront complexes restrict short-term tourist rental.
Full-year residents downsizing from a larger Marbella villa. The lock-and-leave usability, shared amenities (pools, gardens, security), and walkable lifestyle suit empty-nesters and retirees who want to remain in the Marbella area but reduce maintenance burden.
The profile beachfront Puerto Banús typically does not suit: full-year families with school-age children (Nueva Andalucía and Marbella East offer stronger family infrastructure), buyers prioritising quiet residential rhythm (the peak-summer crowd activity is real), and buyers wanting villa-style space and grounds (the beachfront market is apartment-led).
Crinoa works across all four prime beachfront complexes in Puerto Banús and the wider beachfront cluster, with current listings in Los Granados, Andalucía del Mar, Playas del Duque, and Marina Puente Romano, including off-market plots not advertised on the public portals. If you are weighing entry-level beachfront against ultra-prime, or comparing Puerto Banús beachfront to alternatives elsewhere in Marbella, we can pull together a tailored shortlist.
Are you considering choosing us to sell your property? Or do you want to schedule a viewing? Please complete the contact form below, and we’ll respond as soon as we can.
Los Granados (Los Granados I and II) sits on the eastern side of the marina and is widely regarded as the most prestigious beachfront apartment address in Puerto Banús. Apartments typically start at €2.95 million, with duplex penthouses running €5 million to €15 million-plus. Ground-floor and duplex penthouses have private pools, the only beachfront complex in Puerto Banús where this is standard.
Entry-level beachfront apartments start at approximately €650,000 in Andalucía del Mar for smaller units. Three-bedroom apartments in Playas del Duque start at €825,000. Los Granados apartments start at €2.95 million. Marina Puente Romano (on the Marbella Golden Mile boundary) starts at €3 million-plus. Prime duplex penthouses regularly trade above €5 million across all four complexes.
Los Granados sits on the eastern side of the Puerto Banús marina with approximately 100 units across two interconnected complexes. Apartments typically start at €2.95 million. Playas del Duque sits on the western side, larger in scale with approximately 200 units, over 30,000 m² of tropical gardens, and three swimming pools. Apartments start at €825,000. Los Granados is more prestigious; Playas del Duque offers a wider price range and larger inventory.
For investors targeting short-term rental yield with appropriate tourist licensing, the area generates among the highest peak-season nightly rates in Europe. The strongest yield-to-price ratios sit in well-renovated apartments in Andalucía del Mar and the mid-tier Playas del Duque units. Verify rental restrictions at the complex level before purchase: some beachfront complexes restrict short-term tourist rental, which materially affects yield calculations.
Community fees typically run €500 to €2,000 per month depending on the complex (Andalucía del Mar at the lower end, Marina Puente Romano at the upper end). Annual maintenance budgets typically run 30–50% higher than walk-to-marina alternatives due to salt-air exposure. Spanish property taxes (IBI, imputed income tax for non-residents, rental income tax if applicable) add on top.
Villa inventory in Puerto Banús is limited and predominantly inland of the beachfront strip. True beachfront villas within walking distance of Puerto Banús are rare; most villa buyers looking at the Puerto Banús catchment either consider East Marbella or Los Monteros for beachfront villa options, or the Marbella Golden Mile (Sierra Blanca area inland villas combined with beachfront apartment use). For beachfront villas specifically, see our beachfront property in Marbella inventory.
For buyers researching independent market data, INE (Instituto Nacional de Estadística) publishes the official Spanish property transaction statistics, providing a verified overview of price and volume trends across Marbella, the Costa del Sol, and the wider Provincia de Málaga.
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