New development · Costa del Sol · Estepona

VILLAS MONTE PALATINO

€1,590,000 to €1,730,000

3 beds · 590 to 648 m² built

Ref HT4993606Updated daily · Last sync 27 August 2026

About this property

Overview

Three substantial villas on generous plots in Valle Romano, each between 590 and 648 square metres built over several levels. The size includes rooftop solariums and generous terraces. These are not compact three-bedroom homes: the built area is larger than many five-bedroom villas, and the layouts are designed around open-plan living spaces that spill onto outdoor terraces and private pools. Each plot is around 885 square metres, giving room for landscaped gardens as well as the pool and paved areas.

The setting is raised ground in Valle Romano, with views over the golf course and the sea. Valle Romano sits inland from Estepona's western beaches, about five kilometres back from the coast. The immediate surroundings are low-density residential, with the golf course running through the area. Estepona town centre and the beaches are a five-minute drive. Marbella is twenty minutes east, Puerto Banus slightly less. You need a car for everything except the golf course itself.

The interiors are customisable during the build, with finishes chosen from Porcelanosa ranges covering floors, walls, kitchens and bathrooms. The customisation extends to layouts and design details, so you are not buying a finished plan but one you shape as it goes up. That appeals to buyers who want a specific outcome, but it also means decisions and coordination during construction rather than a straightforward handover of a completed home.

The scale and the plot size suit families who want space and privacy without managing a much larger estate. The raised position means views, but Valle Romano is not a beachside location and the feel is suburban golf development rather than coastal.

Property details

Specifications

Reference
HT4993606
Property type
Villa
Bedrooms
3
Bathrooms
3.5
Built area
590 m² to 648 m²
Price range
€1,590,000 to €1,730,000
Area
Valle Romano
City
Estepona
Coast
Costa del Sol

Location

Valle Romano, Estepona

Valle Romano, Estepona

Exact location available on request. This development is in Valle RomanoEsteponaCosta del Sol.

18 questions answered

VILLAS MONTE PALATINO: Frequently Asked Questions

Each villa is between 590 and 648 square metres built, which is larger than many five-bedroom homes on the Costa del Sol. The extra space comes from open-plan living areas across multiple levels, wide terraces, and rooftop solariums. The layouts prioritise communal space and outdoor flow rather than adding more bedrooms.

Each plot is around 885 square metres. That gives enough room for a private pool, landscaped gardens and paved terraces without the grounds feeling oversized or high-maintenance. The plot size keeps the development low-density, with space between the three villas.

Valle Romano sits about five kilometres inland from Estepona's western beaches. The coast is a five-minute drive but not a practical walk. The setting is raised ground within a golf course development, so the feel is suburban rather than beachside.

You choose finishes from Porcelanosa ranges during construction, covering floors, walls, kitchens and bathrooms. The customisation extends to layout changes and design details, so you shape the villa as it goes up rather than accepting a finished plan. That requires decisions and coordination during the build, not just at handover.

The size and the plot layout suit permanent residents, particularly families who want space and privacy. Valle Romano has a suburban feel with a golf course but limited services within walking distance, so you rely on a car for shops, schools and the coast. Estepona town is five minutes away, Marbella twenty.

Buying off-plan in Valle Romano 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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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

€2,695 / m²

€2,695 × 590 m² = €1,590,000 asking · entry unit

Comparable averages

  • Villas in Valle Romano

    3 active listings

    €6,050 / m²55% below market

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