New development · Costa del Sol · Estepona
AMARIS
€1,590,000 to €1,690,000
3 beds · 259 to 273 m² built · Est. completion Q4 2028
Ref HT5353462Updated daily · Last sync 27 October 2026
AMARIS is in Estepona.
About this property
Overview
Amaris is a collection of 17 contemporary villas set on a hillside above Estepona, each with three bedrooms and two bathrooms across 271 to 285 square metres of built space. The terraces are generous, ranging from 192 to 212 square metres, and the plots span 405 to 440 square metres.
This layout gives genuine space for outdoor living, with room for a private pool and landscaped garden on each plot. Three bedrooms suits families, couples and buyers wanting guest accommodation without running a larger property. The single-storey layout most of these villas follow keeps everything on one level, which simplifies daily life and appeals to buyers planning long-term or seasonal use.
The hillside position above the AP-7 means the villas sit away from the coastal road, quieter than beachside equivalents but still close enough to reach Estepona's beaches in a short drive. Views stretch across Azata Golf, the Mediterranean and the surrounding mountains, so most plots look out over open space rather than neighbouring rooftops. Estepona town centre and its marina are nearby, and Aldi is six minutes by car or a 22-minute walk for routine shopping. Gibraltar Airport is 48 minutes away. This setting works well for buyers who want a detached villa with privacy and views but need shops, schools and the coast within easy reach by car.
The elevation and the hillside bring drawbacks. You will drive for most errands, and the approach roads can be steep. Buyers expecting to walk to beaches or restaurants regularly should look elsewhere. The hillside also means some plots have better views than others, and the position of neighbouring villas affects how private each terrace feels. The development suits buyers comfortable with car dependency in exchange for space, elevation and a quieter immediate environment than the coastal strip offers.
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Features
What this home includes
- Pool
- Private garden
- Parking
- Sea view
- Beachside
Property details
Specifications
- Reference
- HT5353462
- Property type
- Villa
- Bedrooms
- 3
- Bathrooms
- 2.5
- Built area
- 259 m² to 273 m²
- Terrace
- 192 m² to 212 m²
- Plot size
- 405 m² to 440 m²
- Price range
- €1,590,000 to €1,690,000
- Est. completion
- Q4 2028
- Pool
- Yes
- Garden
- Yes
- Garage
- Yes
- Beach side
- Yes
- Sea view
- Yes
- City
- Estepona
- Coast
- Costa del Sol
What's Nearby
Location
Estepona
Location shown is the development site. This development is in Estepona.
Amaris sits above the AP-7, towards the mountains in Estepona. This hillside position offers a quieter setting away from the coastal road while keeping Estepona's beaches and amenities within easy reach. Gibraltar Airport is a 48 minute drive away, making it convenient for international travel. Aldi supermarket is just 6 minutes by car or a 22 minute walk for daily shopping. The location works well for buyers seeking a peaceful mountain setting with quick access to Estepona's coast and essential services.
18 questions answered
AMARIS: Frequently Asked Questions
How far is the beach from the villas?
The beach is two kilometres away, about seven minutes by car. The development sits inland on a hillside above the AP-7 motorway, so this is not a walking distance. You will drive to the coast for beach days, but the elevation gives you sea views from the terraces without the traffic and density of beachfront locations.
Do the villas have private pools and gardens?
Each villa has its own private pool and landscaped garden on a plot of 405 to 440 square metres. You maintain your own outdoor space, which gives you control over planting, layout and privacy, but you are responsible for pool cleaning and garden upkeep. The terraces range from 192 to 212 square metres, so there is room to design separate zones for dining, lounging and sun.
What are the views like?
Most villas look out over Azata Golf, the Mediterranean and the surrounding mountains. The hillside position lifts the development above the coastal plain, so views tend to stretch across open space rather than built-up areas. The exact outlook depends on which plot you choose and where neighbouring villas sit, so some terraces feel more private than others.
What is within walking distance?
The nearest supermarket, Aldi, is 1.8 kilometres away, a 22-minute walk or six minutes by car. The hillside setting and the roads leading up to it make walking less practical for daily errands, so most buyers drive. Estepona town centre, beaches, schools and the marina are all close by car, but this is not a location where you step out of the front door and walk to shops or cafés.
How far is Gibraltar Airport?
Gibraltar Airport is 33 kilometres away, about 48 minutes by car. That makes it manageable for lock-up-and-leave use, especially if you fly in and out frequently. The drive is straightforward, mostly on the AP-7 motorway, so the journey is predictable outside peak border queues at the Gibraltar frontier.
How does buying off-plan work in Spain?
Buying off-plan in Estepona means reserving a property before or during construction. You pay a reservation deposit (typically €6,000 to €12,000), then sign a private purchase contract within 30 days and pay a further 10 to 20% of the purchase price. Staged payments follow the construction milestones. The final 60 to 70% is paid at notary completion when the keys are handed over.
Are my deposits protected if the developer goes bust?
Under Spanish law (Law 57/1968 and its 2015 successor), all off-plan deposits must be covered by a bank guarantee or insurance policy. Your lawyer must verify this before you pay any money. If the developer fails to deliver, you can claim 100% of your deposit plus 6% annual interest. Never transfer funds without a confirmed guarantee in your name.
What building guarantees come with a new-build?
Spanish law mandates three tiers: a 10-year structural guarantee (Seguro Decenal) for serious structural defects, a 3-year guarantee for habitability issues (waterproofing, insulation, installations), and a 1-year guarantee on finishes and fixtures. These run from the date the licence of first occupation (licencia de primera ocupación) is issued.
What taxes apply to new-build property in Spain?
New-build purchases are subject to 10% IVA (VAT) on the purchase price, plus 1.2% AJD (stamp duty) in Andalucía. Parking spaces or storage sold separately may attract 21% IVA. Add notary, land registry and legal fees (1 to 2%), budget 12 to 15% on top of the purchase price in total acquisition costs.
Can I customise finishes and layout before completion?
Most developers allow personalisation during the early construction phase, choices of floor tiles, kitchen units, bathroom fixtures, paint colours and sometimes layout tweaks. The window for changes is typically 3 to 6 months after signing the contract. Structural changes are rarely possible once work has started. Your sales representative will provide a customisation deadline and specification sheet.
How long will construction take?
Typical build time in coastal Spain is 18 to 30 months from licence grant to completion. Delays of 3 to 6 months are common due to weather, supply-chain or permit issues. Your contract should specify a longstop completion date and the compensation you are owed for any overrun. Always check whether the building licence has already been granted before reserving.
What should I check before signing an off-plan contract?
Key due-diligence points: (1) confirm the building licence is granted, not just applied for; (2) verify all deposits are bank-guaranteed in your name; (3) check the developer's track record and financial standing; (4) review the specification sheet and what is included in the price; (5) confirm the estimated completion date and longstop clause; (6) have an independent Spanish lawyer review the contract before you sign anything.
Do I need a NIE and Spanish bank account to buy off-plan?
Yes, both are required before the final notary signing. You can reserve with a passport, but your Spanish NIE (foreigner tax number) is needed for the private purchase contract and your Spanish bank account for the staged transfers. Your lawyer can obtain your NIE with a power of attorney in 2 to 4 weeks. Open the bank account on your first trip to Spain or remotely via certain Spanish banks.
Can non-residents get a Spanish mortgage?
Yes. Spanish banks lend to non-residents at typical LTVs of 60 to 70% of the lower of purchase price or valuation (vs 80% for residents). Rates are competitive with the rest of the eurozone. You will need 6 months of bank statements, tax returns and proof of income, pre-approval takes 2 to 4 weeks.
Should I get pre-approval before viewing?
Recommended for serious buyers. A mortgage in principle confirms your budget, signals credibility to sellers and shortens completion. We can introduce you to specialist non-resident mortgage brokers familiar with the local market.
What taxes will I pay buying a property in Estepona?
Resale property in Andalucía: ITP (transfer tax) at 7%. New-build: 10% IVA + 1.2% AJD (stamp duty). Plus notary, land registry and legal fees of roughly 1 to 2%. Budget 10 to 13% on top of the asking price for total acquisition costs.
What ongoing costs should I expect?
Annual IBI (council tax) is typically 0.4 to 1.1% of cadastral value. Community fees on apartments and gated villas range €100 to €600/month depending on amenities. Non-resident owners pay an annual income tax based on cadastral value, plus utilities and home insurance.
Are agent fees paid by the buyer or seller?
In Spain the seller pays the agent commission (typically 3 to 6% + VAT), already baked into the asking price. Buyers do not pay agent fees on resale or new-build.
Market context
How it sits in the market
Live €/m² comparisons from current inventory of similar villas in the same city.
This Villa
€6,139 / m²
€6,139 × 259 m² = €1,590,000 asking · entry unit
Comparable averages
Villas in Estepona
14 active listings
€6,329 / m²3% below market
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