New development · Costa del Sol · Marbella

The List Rio Real

€1,890,000 to €4,950,000

4 to 6 beds · 280 to 401 m² built

Ref HT4851493Updated daily · Last sync 16 September 2026

About this property

Overview

The List Rio Real is built into the slope on the mountain side of Marbella, with south-west orientation putting sea views in front of many of the 27 homes. The multi-storey layout means upper floors look over the rooftops below towards the Mediterranean. Each townhouse runs across 280 to 401 square metres of built space, with terraces ranging from 145 to 385 square metres. Plot sizes are tight, between 12 and 276 square metres, so outdoor space is mostly on the terraces rather than at ground level. Most homes have four or five bedrooms across basement, ground and first floors, with a solarium terrace and private pool on the roof. One larger six-bedroom unit is furnished and ready to move into. Every home includes an underground garage.

The communal areas provide a large outdoor pool, gym, sauna, Turkish bath and massage room, all set within landscaped gardens. The design uses floor-to-ceiling glass to pull daylight through the interiors and connect the rooms to the terraces. Living spaces are open-plan, kitchens are fitted with integrated appliances, and finishes are chosen from a contemporary specification. The setting above the AP-7 motorway keeps the development quieter than beachfront alternatives, but it also means you are a drive away from the coast and from most shops. The nearby Aldi is nine minutes by car or a 23-minute walk, and Málaga Airport lies 51 minutes away. This suits buyers who prefer privacy and altitude over being within walking distance of the beach, and who are comfortable driving for groceries and amenities.

Features

What this home includes

  • Pool
  • Private garden
  • Parking
  • Sea view
  • Beachside
  • South facing

Property details

Specifications

Reference
HT4851493
Property type
Townhouse
Bedrooms
4 to 6
Bathrooms
5 to 8
Built area
280 m² to 401 m²
Terrace
145 m² to 385 m²
Plot size
12 m² to 276 m²
Price range
€1,890,000 to €4,950,000
Pool
Yes
Garden
Yes
Garage
Yes
Beach side
Yes
Sea view
Yes
South facing
Yes
City
Marbella
Coast
Costa del Sol

What's Nearby

Beach
8 mindrive
Mercadona
7 mindrive
Carrefour
8 mindrive
Dia
8 mindrive
Aldi
23 minwalk
Farmacia Ldo. Sánchez García
8 mindrive
Parque Comercial La Cañada
10 mindrive
294 restaurants & bars
within 10 mindrive
Málaga Airport (AGP)
51 mindrive
Mountain side, north of the coastal road (A-7), hillside setting.

Location

Marbella

Location shown is the development site. This development is in MarbellaCosta del Sol.

The List Rio Real sits above the AP-7, towards the mountains in Marbella. Málaga Airport is a 51 minute drive away, making it accessible for international visitors. You'll find Aldi supermarket just 9 minutes away by car or a 23 minute walk for daily shopping. The location suits buyers looking for a quieter mountain-side setting while staying within reach of Marbella's main amenities and the wider Costa del Sol.

18 questions answered

The List Rio Real: Frequently Asked Questions

The beach is 1.6 kilometres away, which takes about eight minutes by car. The development sits on the inland side of the AP-7 motorway in Marbella, so the slope and the road mean walking to the coast is not practical. You need a car for beach trips and for most daily errands.

Built space runs from 280 to 401 square metres, spread over basement, ground and first floors plus a solarium terrace. Most homes have four or five bedrooms and five bathrooms, with one larger unit offering six bedrooms and eight bathrooms. Terraces range from 145 to 385 square metres, and many include a private pool on the roof.

All the townhouses face south-west. That orientation puts the afternoon sun on the terraces and gives many of the homes sea views across the rooftops towards the Mediterranean. The slope also brings mountain views behind, with panoramic angles from the upper floors and solarium terraces.

There is a large communal pool in the landscaped gardens, and most of the townhouses also have a private pool on the roof terrace. That gives you the option to swim at home or use the shared facilities, which include a gym, sauna, Turkish bath and massage room.

Málaga Airport is 36 kilometres away, a drive of about 51 minutes. The distance makes this better suited to long stays than to frequent short breaks, but the altitude and quiet setting on the Costa del Sol work well for lock-up-and-leave buyers who want space and privacy between visits.

Buying off-plan in Marbella 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 townhouses in the same city.

This Townhouse

€6,750 / m²

€6,750 × 280 m² = €1,890,000 asking · entry unit

Comparable averages

  • New developments in Marbella

    26 active listings

    €8,578 / m²21% below market

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