New development · Costa del Sol · San Roque

Villa ALHAMA de La Reserva

From €2,995,000

4 beds · 479 m² built

Ref HT5426800Updated daily · Last sync 26 August 2026

About this property

Overview

Villa ALHAMA de La Reserva sits within Sotogrande in San Roque, a residential estate known for its golf courses, polo clubs and a closely guarded perimeter. The home occupies a plot of 2,700 square metres and the built area runs to 479 square metres across two floors. Four bedrooms, three bathrooms and a guest toilet spread that space comfortably, making this a large family villa rather than a lock-up-and-leave second home.

The layout takes its cue from the sloping site. The main living floor opens through floor-to-ceiling glass onto terraces and a cantilevered infinity pool that projects over the garden. The lower level holds the more private rooms and also connects directly to the garden through large windows. The stepped arrangement means both floors have outdoor access and neither feels like a basement. Pergolas with exposed timber beams provide shade over the terraces and reference older Mediterranean building without mimicking it.

Sotogrande sits between the A7 coast road and the edge of the cork oak hills that run inland. The Mediterranean lies a few kilometres south, the beach club and marina are a short drive, and the nearest golf course is walkable from many plots, though Sotogrande is large and access varies. San Roque town centre, with everyday shops and services, lies about ten minutes by car to the north. Gibraltar airport is twenty minutes away, Marbella forty minutes east along the autopista.

This suits a family looking for space, privacy and year-round sunshine, with the budget and inclination to maintain a large garden and pool. The villa is not a compact coastal apartment, and Sotogrande itself is not a walking town. You will need a car for most errands, and the immediate surroundings prioritise greenery and quiet over street life or spontaneous restaurants.

Property details

Specifications

Reference
HT5426800
Property type
Villa
Bedrooms
4
Bathrooms
3.5
Built area
479 m²
Price range
€2,995,000
City
San Roque
Coast
Costa del Sol

Location

San Roque

San Roque

Exact location available on request. This development is in San RoqueCosta del Sol.

18 questions answered

Villa ALHAMA de La Reserva: Frequently Asked Questions

The built area is 479 square metres spread across two floors, with four bedrooms, three bathrooms and a guest toilet. The main living floor opens onto terraces and an infinity pool, while the lower level connects directly to the garden through large windows. Both floors have outdoor access because the villa follows the slope of the plot.

The villa sits on a private plot of 2,700 square metres with its own garden and pool. You are responsible for maintaining both, which on this scale means either doing the work yourself or hiring help. Sotogrande has communal security and landscaped common areas, but the villa's outdoor space is yours alone.

The size and layout make it more practical for year-round family living than as a lock-up-and-leave second home. Four bedrooms and nearly 500 square metres of interior space, plus a large garden and pool, need looking after whether you are there or not. San Roque offers sunshine through the winter, and Sotogrande has full-time residents as well as seasonal visitors.

Very little. Sotogrande spreads over a large area with low-density housing and golf courses, so most errands require driving. The nearest golf course may be walkable depending on where the villa sits within the estate, but shops, schools and the beach are all a short drive away rather than a short walk.

The Mediterranean lies a few kilometres south and the beach club and marina are a short drive from the estate. Sotogrande is not on the waterfront, so this is not a villa where you stroll to the sea. The setting trades beachfront access for space, greenery and views inland toward the cork oak hills.

Buying off-plan in San Roque 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

€6,253 / m²

€6,253 × 479 m² = €2,995,000 asking · entry unit

Comparable averages

  • Villas in San Roque

    5 active listings

    €5,801 / m²8% above market

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