“Location, location, location” may be the real estate mantra most buyers have heard. But on the Costa del Sol, especially in Marbella, sea views and modern finishes aren’t the whole story. Often, the land itself, its size, privacy, orientation and quiet, is where value truly lies. And this is where older villas often have a real advantage over many new builds, even before you step inside.
By 2025, property prices in Marbella were reported to be rising, in some segments at nearly three times the national average, underscoring robust demand for quality homes in established areas.
Plots That Grew With Time
Many of Marbella’s older villas were built when land was more plentiful, and planning regulations were less dense than today. Back then, developers and private owners had the freedom to build larger, freestanding homes on expansive plots. Mature gardens, generous spacing between neighbours, and natural privacy came as a bonus of this era.
Today, land within prime areas like Nueva Andalucía, the Golden Mile or Sierra Blanca can be extremely scarce and expensive. The average price per square metre for houses in Marbella has risen sharply, with recent trends showing a year-on-year increase of about 7.38%.
That reality changes developers’ calculus. When land costs are high and supply is limited, builders make the most of every square metre — and small plots become the norm.
Why Plot Size Matters More Than You Think
Plot size isn’t just about how much outdoor space you have. It influences everyday life. Here’s how:
Privacy and Quiet
Larger plots naturally separate neighbours, reducing noise and visual intrusion.
Gardens and Mature Landscaping
Older plots often have established trees and gardens that provide shade, beauty and biodiversity.
Flexibility
Bigger land means more options — a pool, guest house, outdoor kitchen or bespoke landscaping.
Future Value
Harder-to-replicate luxury plots rarely come back to market.
A buyer looking for an upgrade often realises: the house can be renovated, improved, even extended, but the plot rarely can.
The Rise of Denser, Smaller New Builds
In contrast, many of today’s new builds are designed with efficiency in mind. Developers have to balance rising land and construction costs with market prices that buyers are willing to pay. Nationally, new-build prices in Spain are forecast to rise by 4–5%, reflecting tight supply and continued demand.
Moreover, there’s a trend toward smaller footprints in modern housing, partly driven by buyer preferences for efficient layouts and cost considerations. Developers can build more units on less land and still offer attractive amenities.
That means more walls, more shared space and less private garden. Newer homes may be bright inside with contemporary finishes, but the plots they sit on are often narrower, closer to neighbours and limited in outdoor potential.
Orientation and Views: The Invisible Benefits
Plot orientation, how the house sits relative to the sun and wind, can make a massive difference in daily comfort. Older plots often carry intentional siting: built to maximise sunshine in winter and shade in summer. New subdivisions, particularly where land is expensive and parcels are small, may prioritise density over orientation.
Similarly, older villas often benefit from frontline or long-distance views that were unobstructed when they were built. Over time, adjacent infill development can creep in — yet those original plots still command views and privacy that are hard to replicate.
Urban Planning and Historical Context
Marbella’s growth tells part of the story. Many of its prime residential zones were developed in the 1960s through the 1990s, when regulations on plot density were looser, and large estates were the norm. These areas now boast trees that have matured over decades and established microclimates that contribute to their desirability.
By contrast, recent projects often arise in suburban extensions and newly urbanised zones, where authorities encourage the efficient use of land to accommodate demand and support infrastructure planning.
Renovation Potential: More Than a Facelift
One of the biggest decisions for buyers is whether to renovate an older villa or opt for a new build. Both have merits, but plot quality should weigh heavily in that choice.
An older villa on a strong and private plot often offers a better foundation for renovation. The structure might require updating, landscaping, wiring, or interior modernisation, but the land underneath is often generous and irreplaceable.
New builds may offer pristine interiors and modern tech, but if the plot is narrow or lacks privacy, there’s limited scope to reconfigure outdoor space or create a different layout.
When New Builds Do Have Strong Plots
It’s fair to say not all new builds sit on inferior land. Some developments secure premium parcels and design around garden space, privacy and orientation. Luxury gated communities or standalone modern villas on larger plots do exist, especially in areas like Benahavís or the outskirts of Marbella, where land is comparatively more available.
However, these are often priced at a premium and sell quickly to buyers who recognise the value of plot quality.
How Buyers Should Think About Plot Value
Understanding the relationship between plot and property value is critical before making an offer. Smart buyers should ask:
- How close are the surrounding properties?
- Does the land allow for future expansion or landscaping?
- Is the home positioned to take advantage of year-round sunlight and comfort?
- Could the surrounding construction block views or privacy?
These considerations are especially important in high-demand areas like Marbella, where property prices have shown resilience and continued upward pressure, driven by limited supply and sustained international demand.
Plots and Resale Value
Plot quality often correlates with resale value. When future buyers assess a villa, they don’t just see the built square metres; they feel the space between. Mature gardens, privacy, and outdoor living areas aren’t just nice extras; they’re features that stand the test of time.
And in a market where luxury homes on the Costa del Sol are known to outperform national averages, those subtleties can be a deciding factor.
Conclusion: Land First, House Second
In Marbella, the land beneath your home matters just as much — if not more — than what sits on it. Older villas often benefit from plots that offer space, sunlight, views and future flexibility. New builds bring modern design and efficiency, but sometimes at the cost of outdoor living space and privacy.
If there’s one piece of advice every serious buyer should take to heart, it’s this: Always assess the plot first; the house can be changed, the land rarely can.