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Area guide · Sotogrande · San Roque, Cádiz
Property for Sale in Sotogrande
Sotogrande is not in the province of Málaga: it is an estate in the municipality of San Roque, in Cádiz, about 25 minutes from Gibraltar and around three quarters of an hour from Marbella, beyond Estepona. It was born in the 1960s as a private project of golf, polo and large plots, and homes are still big: postcode 11310 records an average sold floor area of about 293 m², against 214 m² in Benahavís and 203 m² on the Golden Mile (Spain’s General Council of Notaries, last twelve months). Here is what buyers paid over the last year, what was on the market on 9 November 2026 and our reading of each part, including the surrounding villages where people live all year.
A small, local team. Our office is in San Pedro de Alcántara (Avda. Las Petunias, Edificio Noray Playa), about 40 minutes from Sotogrande; we organise viewings in a single day so the trip is worth it. We speak English, Spanish, Russian and more. Page updated 10 November 2026. Meet Anna Sidorenko · About SOBE Invest
Sotogrande in numbers
What was recorded and what is being asked, in separate tables. In postcode 11310, the estate itself, 186 sales were signed in the last twelve months at an average of €3,307/m² and about €967,000 per sale: fewer euros per square metre than in any Marbella postcode, but a higher average price than in San Pedro or Marbella East, because the average sold floor area (about 293 m²) is almost double. Guadiaro (11311) and Torreguadiaro (11312) average €2,927 and €2,657/m² on few sales; read them with caution. The second table shows the 159 homes in our catalogue on 9 November 2026. The Notaries give no estate-level figures here, so we work with postcodes; what was recorded over a year and what is advertised on one day are two different things and cannot be set against each other.
What buyers paid in Sotogrande and nearby villages
Sales recorded by notaries, all property types, last 12 months (window updated 21 Oct 2026). Postcodes 11311 and 11312 have few sales: treat with caution. Source: Consejo General del Notariado, statistics portal.
Type
Sales
Avg €/m²
Average price
11310 · Sotogrande
186
€3,307
€967,364
11311 · Guadiaro, Pueblo Nuevo
62
€2,927
€817,560
11312 · Torreguadiaro
28
€2,657
€362,548
Asking prices in our catalogue on 9 November 2026
Residential listings in Sotogrande (Costa, Alto, Marina and Port), San Roque Club, Torreguadiaro, Guadiaro and Pueblo Nuevo de Guadiaro in our MLS catalogue on 9 Nov 2026: 159 homes, of which the four main types below cover 152. Range = central 80% of asking prices (10th–90th percentile). Penthouses: only 10 listings. Source: SOBE Invest catalogue (MLS).
Type
Listings
Median
Typical range
Median €/m²
Apartments
42
€680,000
€298,000 – €1,195,000
€4,592
Penthouses
10
€1,292,500
€650,000 – €2,100,000
€4,466
Townhouses & semi-detached
18
€934,475
€279,000 – €3,390,000
€3,876
Villas
82
€3,350,000
€1,395,000 – €7,950,000
€4,391
Figures are rounded.
The areas of Sotogrande and around
The A-7 splits the estate into two halves, Costa and Alto, with the Marina at the mouth of the Guadiaro river. Around them are the villages of San Roque that serve the estate — Torreguadiaro, Guadiaro and Pueblo Nuevo — with very different prices. With no notary micro-zones here, we show the relevant postcode average.
Sotogrande Costa
Postcode 11310 ≈ €3,307/m² (whole-estate average)
The original part, between the A-7 and the sea, around the estate’s first golf course and the beach. Wide streets with little foot traffic, plots of several thousand square metres with pines and cork oaks, Andalusian and Mediterranean villas from the 1960s to 90s — some already rebuilt — and a few apartment buildings by the beach and the golf. On 9 November 2026, 18 listings in our catalogue were labelled Sotogrande Costa and 100 carried the broader Sotogrande label (plots included); the latter also include homes in the Alto and the Marina, so they cannot all be assigned to the Costa.
Best for: families looking for a large house, garden and beach on foot in a very quiet setting; traditionally a second home for families from Madrid and northern Europe.
Keep in mind: many villas are 40 or 50 years old: buying is often followed by full renovation or demolition, and a large plot with garden and pool costs money every month. Add the estate conservation fee.
Sotogrande Alto
Postcode 11310 ≈ €3,307/m² (whole-estate average)
North of the motorway, on gentle hills around several golf courses, including Valderrama, host of the 1997 Ryder Cup. Villas are more recent than in the Costa, from the 1990s onwards, with views of the sea, the golf and Gibraltar, plus areas of semi-detached houses and apartments and a good number of unbuilt plots. The estate’s international school is here too.
Best for: golfers, buyers who want views and a modern house, and families with children at the international school.
Keep in mind: the beach and marina are 5–10 minutes by car; the easterly (levante) wind is felt more on the high, open parts, and almost one in four listings in our catalogue is a plot, not a home.
The Marina and Port of Sotogrande
Postcode 11310 ≈ €3,307/m² (whole-estate average)
The marina and the canal-side development at the mouth of the Guadiaro: apartments and penthouses with a berth or water views, some houses with a private mooring, restaurants and a Sunday market. It is the most “urban” part of Sotogrande and the only one with street life of its own inside the estate.
Best for: buyers who want sea, boat and restaurants on foot without a garden to maintain; seasonal summer rentals.
Keep in mind: busy and noisy in summer; in winter some places close. Communities with canals and berths have high fees, and supply is short (16 listings).
San Roque Club
No separate notary figure for this area
West of Sotogrande, a golf resort with two courses and an estate of villas and townhouses in a valley of cork oaks. More secluded and silent than Sotogrande, with generally more recent houses.
Best for: golfers and anyone looking for complete quiet ten minutes from Sotogrande and the villages.
Keep in mind: no services inside: everything by car; the Notaries give no separate figures for this area and supply is very short (12 listings, plots included).
Torreguadiaro
Postcode 11312 ≈ €2,657/m² (28 sales: small sample)
A former fishing village next to the Marina, with its watchtower, a long promenade, an open beach and a main street with bars and restaurants. Flats and townhouses, many from the 1980s to 2000s, and some recent developments. It has an established year-round community and is where Sotogrande goes out for dinner without taking the car.
Best for: buyers who want to be next to Sotogrande on a tighter budget with a village atmosphere; long-term rentals.
Keep in mind: the A-7 runs right behind the village; on the frontline the levante wind and waves are felt. The statistics rest on only 28 sales.
Guadiaro and Pueblo Nuevo de Guadiaro
Postcode 11311 ≈ €2,927/m² (62 sales; the postcode covers more than the two villages)
Sotogrande’s service villages, north of the motorway: supermarkets, pharmacies, state schools, a medical centre, workshops and the estate’s own offices. Village houses, flats and townhouses; Pueblo Nuevo also has townhouse developments from the 2000s.
Best for: people who work in the area or want to live near Sotogrande all year without its prices; long-term rental investment.
Keep in mind: not Sotogrande in setting or atmosphere: simple villages with A-7 traffic nearby; supply in our catalogue is minimal (7 listings).
Twelve homes for sale in Sotogrande today
A sample of our catalogue on 10 November 2026: villas in the Costa and the Alto, apartments in the Marina and options in the surrounding villages. Prices and availability as of 10 November 2026 — tap a home for photos and details. The full, live list for Sotogrande is below.
Distances: Gibraltar and its airport about 25 km (25–30 minutes); Málaga airport about 110 km (around 1 h 15 min on the AP-7); Estepona about 30 km and Marbella about 50 km (40–45 minutes).
Golf and polo: several top-level courses, including Valderrama, and polo fields with an international tournament every August.
Sea: the beaches of Sotogrande and Torreguadiaro, the marina; the Guadiaro estuary is a protected natural area.
Schools: an international school inside the estate; state schools in Guadiaro, Pueblo Nuevo and San Roque.
Shops and health: supermarkets and a medical centre in Pueblo Nuevo and Guadiaro; hospitals in La Línea and Algeciras, about 20–30 minutes away.
Worth knowing before you buy
Sotogrande is in Andalucía, like Marbella, so purchase taxes are the same: ITP transfer tax of 7% on resale, 10% VAT plus 1.2% stamp duty (AJD) on the first sale of a new home (general 2026 rates; check your own case with our purchase tax calculator). What changes is the town hall: IBI and local taxes are paid to San Roque.
Besides the community fee, owners pay an annual fee to the estate’s conservation entity (Entidad Urbanística de Conservación, EUC), which maintains roads, gardens and security. Ask for the amount for the specific home before you make an offer.
For 1960s–80s villas in the Costa, budget for full renovation or demolition: value the plot, orientation and what planning allows, not just the current house.
The atmosphere changes markedly between August and winter: if you will live here all year, visit in winter too and talk to permanent residents.
The levante wind is part of life in the Campo de Gibraltar: check the orientation of terraces and garden.
Sotogrande — questions buyers ask us
How much does a property cost in Sotogrande?
In postcode 11310, the estate’s own, 186 sales were recorded in the last twelve months at an average of €3,307/m² and about €967,000 per sale (Spain’s General Council of Notaries, window updated 21 October 2026). In current listings (9 November 2026), the median asking price of apartments is about €680,000, with a usual range of €300,000 to €1.2 million; penthouses about €1.3 million, though only ten are for sale. Half of the 82 villas listed ask less than about €3.35 million. These are asking prices, not sale prices.
What running costs should I check in Sotogrande?
Three separate items. The community fee of the complex or street, if any; the annual fee of the estate’s conservation entity (Entidad Urbanística de Conservación), paid by every home on the estate for roads, gardens and security; and the upkeep of a large plot (garden, pool, irrigation), which for 40- or 50-year-old villas can far exceed what you pay in a flat. Ask for all three amounts in writing for the specific home before making an offer.
Is Sotogrande in Cádiz or Málaga? What changes?
Cádiz: it belongs to the municipality of San Roque, in the Campo de Gibraltar, although the market treats it as the last stop on the Costa del Sol. Regional taxes are the same as in Marbella because it is in Andalucía; what changes is the town hall (IBI, local taxes, licences), the province for registry and notary purposes, and distances: Gibraltar is 25 minutes away and Málaga an hour and a quarter.
Sotogrande Costa or Sotogrande Alto?
The Costa is the historic part, between the motorway and the sea: larger plots, sixty-year-old trees, the beach on foot and villas that often need renovation. The Alto, north of the A-7, has more recent houses, views of the sea and Gibraltar, the best-known golf courses and the international school, but the beach is 5–10 minutes by car. Both share postcode 11310, so the notary statistics do not separate them; our catalogue does, and there you will see that the Alto has many more plots for sale.
How is Sotogrande different from Marbella?
In space and pace. Recorded price per square metre in Sotogrande (€3,307/m² in 11310) is lower than in any Marbella postcode (between €4,193 and €5,882/m² over the last twelve months), but the average price per sale is higher than in San Pedro or Marbella East because homes are much larger: about 293 m² on average against 145–162 m² in those areas. There is no town centre or shopping street: life revolves around golf, polo, the marina and the surrounding villages. Marbella is 40–45 minutes away.
Can you live in Sotogrande all year?
Yes: some families live here permanently thanks to the international school and the services of Pueblo Nuevo and Guadiaro, but the contrast between August and winter is greater than in Marbella or Estepona: in summer the Marina and Torreguadiaro fill up and in winter some restaurants close. Only Torreguadiaro and the Marina allow a partly car-free life; in the Costa and the Alto a car is essential.
Looking in Sotogrande?
Tell us whether you prefer the Costa, the Alto or the Marina, your budget and whether the home is for living or for summers. We will send you a tailored selection and organise viewings on a single day, so the trip from Marbella is worth it.
