Tyrian Residences: a buyer’s guide to Estepona’s first fully serviced beachfront development

Estepona has never had a branded, fully serviced beachfront residence, the kind of hotel-level development that Marbella and Benahavís have offered for years. That single fact is most of the story of Tyrian Residences. On Avenida Litoral, a few metres from the sea at the gateway to Estepona's boulevard, a new development combining the privacy of a villa with the service of a five star hotel is a genuinely new proposition for the town, and it is why Tyrian has drawn the attention it has. It is billed, with some justification, as Estepona's first fully serviced beachfront community.

That first-mover position shapes everything about the project, and about the decision to buy into it. Tyrian is a boutique scheme of just 40 homes, described by its developer as "villas in the sky," with amenities that rival a top resort and a design meant to sit as a genuine landmark at the entrance to the town rather than blend in. Construction passed its halfway point in 2025 and is scheduled for completion in Q1 2027, with more than half the homes already reserved. For a buyer today, that means the window to choose a unit from the remaining stock is real, but narrowing. Whether the location, the specification and the price add up for you is what this guide is here to help you weigh.

This guide is written for buyers considering Tyrian Residences, or a home like it, seriously. It covers what the development is and where it sits, the Estepona setting, the residences and the amenities, and then the part that matters most for an off-plan purchase still under construction: how the buying process and payment schedule work, how the taxes apply to a new build, the running costs, and the honest checks worth making before you commit. Because this is a large, multi-year construction project sold substantially off-plan, the diligence differs from a resale, and that is where we spend much of the guide.

A note on what this guide will and won't do. A development like Tyrian is sold on renders, a show apartment and a story, and all three are compelling, though construction is now well underway and increasingly visible. What the marketing won't dwell on is how the staged payments and bank guarantees actually work, what completion risk remains on a project not yet finished, or what a 1,400 m² amenity programme costs to run each year once handed over. We work this market from the buyer's side, so the aim is to let you see the opportunity and the risks clearly, and to go in with your eyes open. Details below are drawn from public information and move as the project progresses, so treat the specifics as a starting point to confirm, not gospel.

We visited the site as the structure was rising above street level, and the scale of the corner units is genuinely striking in person: standing where a Melkart penthouse will sit feels closer to a villa terrace than an apartment balcony, with the curve of the building opening the view around rather than out to one side. It is easy to describe "villas in the sky" as a marketing line; seeing the floor plates at that width makes it a more literal description than most developments earn.

It is also worth placing Tyrian honestly against its immediate surroundings. Avenida Litoral is a working road into Estepona, not a quiet cul-de-sac, and while the Smart Boulevard's noise-reducing asphalt and landscaping are designed to soften that, a buyer who has walked the seafront at Cabo Bermejo or Torre Bermeja, a few kilometres along the same coast, will notice those are set further back from through-traffic, with more mature gardens buffering the beach from the road. Tyrian trades some of that established, low-traffic hush for being genuinely new, fully serviced and at the entrance to Estepona's town centre and boulevard on foot, which is not a trade every buyer wants to make, but is one worth making with eyes open rather than assuming the two experiences are equivalent.

Tyrian Residences is a new residential development on Avenida Litoral in Estepona, at the entrance to the town's beachfront boulevard, developed by Prestige Expo, the group behind Villa Cullinan in La Zagaleta, together with BZH. It is positioned as Estepona's first fully serviced beachfront community: rather than a conventional apartment block, the scheme is designed and managed with the same standards as a branded hotel residence, a model already established in Marbella and Benahavís but new to Estepona. The architecture, by award-winning studio Yodezeen with Arata Arquitectura, is described as organic and sculpted, its curves echoing ocean waves and mountain slopes rather than following a conventional block layout.

Tyrian comprises just 40 homes in total, described by the developer as "villas in the sky": apartments and duplex penthouses that trade a private garden for height, generous terraces and a fully serviced lifestyle. Built sizes start at around 280 to 300 m² and reach up to 1,060 m² for the largest penthouses, all with expansive terraces, and every penthouse includes a private supergarage, some for up to five vehicles, and its own private lift. Crucially for a buyer today, the project is not yet complete: construction passed the halfway mark during 2025 and is scheduled for delivery in Q1 2027, with more than half of the 40 homes already reserved. That means a buyer now is choosing from the remaining unreserved stock on a project under active construction, which changes the buying proposition in ways worth understanding, and the sections below cover them in full.

One point is worth stating plainly, because it distinguishes Tyrian from most of its Estepona neighbours. It is a deliberately branded, fully serviced residence, in the same category as the hotel and fashion branded schemes that have appeared in Marbella and Benahavís, but the first of its kind in Estepona itself. For some buyers that hotel-level service and the accompanying design pedigree, plus recognition such as the Five-Star Award at the International Property Awards as Spain's Best Residential Development, is the entire point; for others used to a simpler apartment purchase, the fully serviced model brings a different cost and lifestyle proposition that is worth understanding clearly before you compare it with a conventional new build.

Tyrian sits on Avenida Litoral in Estepona, right at the entrance to the town's beachfront boulevard, a few metres from the sea and next to a major shopping centre. Estepona itself, often called the "Garden of the Costa del Sol," sits between Marbella and Sotogrande, offering a coastal setting that balances big-town amenities with a more relaxed, authentic Spanish atmosphere than its larger neighbours. The site places residents within a short walk of golden sand beaches and beach clubs, and within Estepona's compact, walkable town centre with its flower-filled old quarter, harbour and seafront promenade.

Approximate drive times, worth checking yourself at different times of day, since the coastal road is busy in season:

• The beach and the boulevard: on the doorstep, and walkable
• Estepona old town and marina: a short walk or a few minutes' drive
• Puerto Banús and Marbella centre: around 15 to 20 minutes east
• Sotogrande: around 25 to 30 minutes west
• Málaga airport: roughly an hour, via the A7 or the AP7 toll motorway
• Gibraltar airport: under an hour

Estepona's appeal is that it combines genuine beachfront living with a walkable, still relatively low-key town centre, which is increasingly rare on this coast as Marbella has grown busier. From a home at Tyrian, the beach, the boulevard and the town's restaurants and shops are close enough to reach on foot, while Puerto Banús and Marbella are each a short drive east. For a buyer who wants a serviced, branded beachfront home without paying Golden Mile prices for the address, the location captures much of what draws people to this coast in the first place.

Tyrian is organised into five named residence types, each a distinct size and configuration rather than a generic "apartment" or "penthouse" label:

Melkart, the top of the range, occupies the east and west corners of the building as duplex penthouses with 360° panoramic views, a private covered solarium and exclusive access to the rooftop pool. Every penthouse includes a private supergarage of around 200 m², sized for four to five cars, with direct lift access and EV charging, and the option to customise the garage's fit-out. Built sizes across the collection start at 280 m² for the entry-level Tyros, considerably larger than a typical new-build apartment on this coast, and every home is designed with high ceilings, cantilevered terraces and seamless indoor-outdoor living.

Two features are worth understanding. The first is the "villas in the sky" concept itself: the proportions, the private garages with EV charging and direct lift access, and the scale of the terraces are all designed to remove the usual compromises of apartment living, while still offering the security and service of a managed, gated development. The second is that, because the project is still under construction, a buyer today is choosing largely from renders, a show apartment and the visible progress of the building itself, rather than a finished home you can walk through unit by unit. That is standard for an off-plan purchase at this stage, and it is the reason the buying process section below matters as much as the specification does.

Much of what you are buying at Tyrian, beyond the home itself, is a five-star amenity programme built into the development, all built to WELL Certification standards, meaning wellbeing is designed into the air, light, materials and flow of the building rather than added afterward. Over 1,400 m² of leisure space sits on the -1 level, bathed in natural light, and includes a 700 m² spa with a 23.5 metre indoor pool, hammam, saunas, a gym, treatment rooms and yoga and pilates studios. Elsewhere in the shared spaces are a multimedia room, a kids' playroom, a coworking space and a golf simulator, and a rooftop infinity pool of 17 metres offers panoramic views with lounge areas, barbecues and a service kitchen. Daily life runs through a dedicated Tyrian app, backed by a full-time, 24/7 concierge team handling daily needs in person or remotely, in keeping with the branded residence model.

Security is built in from the structure itself: smart card access, double checkpoints, CCTV, laser detection and 24/7 monitoring, designed to be discreet rather than intrusive. For a buyer, amenities and service on this scale are a real part of the appeal, and also a real part of the running cost, so it is worth seeing them clearly on both counts. A 700 m² spa, a golf simulator, a kids' playroom and a full-time concierge team are expensive to staff and maintain once the building is handed over, and that cost is carried by the owners. That is not a reason against them; it is simply why, as with any fully serviced scheme, you should establish the expected service charge and what it covers before you buy, and factor it honestly into the true cost of owning.

Two things are doing most of the work in Tyrian's appeal, and both deserve an honest look. The first is that the development extends beyond its own gates into the public realm. Tyrian includes the creation of a Smart Boulevard, a public pedestrian corridor with drought-resistant, low-maintenance landscaping, intelligent irrigation and speed-sensitive lighting designed to improve pedestrian safety and reduce traffic noise along the site. During construction, archaeologists uncovered Roman and Phoenician ruins beneath the plot, a detail the development has built its identity around, tying the project to Estepona's own history rather than treating the site as a blank slate.

The second is Tyrian's position as Estepona's first branded, fully serviced residence, following a model already well established in Marbella, where developments from names such as Dolce & Gabbana, Fendi and Versace have set the standard, and in Benahavís. Bringing that model to Estepona for the first time is genuinely new for the town, and it is a large part of why the project was named Spain's Best Residential Development at the International Property Awards. The honest read is that a fully serviced, branded lifestyle is a real draw for some buyers and a real added cost for others; if you value hotel-level service, design pedigree and the resale story that a first-of-its-kind branded scheme can bring, Tyrian's positioning is a clear point in its favour, and worth weighing against simpler, unserviced new builds elsewhere in Estepona.

This is the part of a Tyrian purchase that differs most from buying a finished resale, and it is where a buyer today should concentrate. Because the project is still under construction, with completion scheduled for Q1 2027, a purchase here is an off-plan reservation against a construction and payment schedule, not a walk-through-and-sign transaction. In practice that means confirming a staged payment plan, typically a reservation deposit followed by payments tied to construction milestones and a final payment on completion, and, under Spanish law, bank guarantees or insurance covering those staged payments, so that your money is protected if the project is delayed or does not complete. Your lawyer should confirm these guarantees are genuinely in place for any payment you make ahead of delivery.

The advantage of buying now, with construction past its midpoint, is that much of the early-stage delivery risk has already passed: the foundations, structure and progress are visible and verifiable rather than purely theoretical. The diligence still worth doing includes reviewing the developer's track record, here supported by Prestige Expo's other high-end projects such as Villa Cullinan in La Zagaleta, confirming the current expected completion date directly with the sales team rather than relying on an earlier announcement, and having your own independent lawyer review the reservation contract, the payment schedule and the guarantees before you commit. Because more than half the homes were already reserved as of the 2025 construction update, the remaining choice of unit, floor and outlook narrows as completion approaches, so timing matters if a specific position is important to you.

Tyrian sits firmly at the top of the Estepona market, as the town's first fully serviced beachfront development inevitably does. Confirmed starting prices run from €3,550,000 for the entry-level Tyros (280–300 m², 3 beds) up to €7,600,000 for the Melkart duplex penthouses (830 m², 4 beds), with Fenicia and Ciro spanning the range in between; Purpura is available on request. Construction costs on a project of this specification have been reported above €7,000 per m², with an average of around €12,500 per m². Because homes are sold off-plan on a fixed developer price list rather than a resale market, the price for any given residence type is set rather than owner-negotiated, though it can rise as the project nears completion and fewer units remain within each type.

What that price buys is worth being clear about: a "villa in the sky" built to WELL Certification standards, with a private supergarage, EV charging and direct lift access on the penthouses, wrapped in a five-star amenity programme and hotel-level service, in a beachfront position at the entrance to Estepona's boulevard, as the first branded residence the town has seen. That combination is the case for the price. The honest counterpoint is that you are buying off-plan on a project not yet finished, so part of the value depends on the development completing on schedule and to specification, and on the branded, serviced model living up to its promise once handed over; the bank guarantees on staged payments are what protect you if it does not.

Because Tyrian is sold as a new build, whether reserved directly from the developer now or completed at handover in Q1 2027, the tax position is straightforward and consistent: 10% VAT (IVA) plus stamp duty (AJD) of around 1.2%, so budget roughly 11% to 13% on top of the price once notary, land registry and legal fees are added. This is simpler than an off-market or resale purchase, where the tax can shift between VAT and transfer tax depending on the exact nature of the deal, precisely because Tyrian is being sold new, from the developer, throughout its construction.

A couple of specifics are worth knowing. A new home at Tyrian will come with the standard new-build protections once complete, including the ten-year structural guarantee (the seguro decenal) backed by insurance. Under Andalusian consumer rules (Decreto 218/2005), a property information sheet setting out the legal and technical details of the home should be available before you reserve, and is worth reading in full. And because this is an off-plan purchase, confirm in writing the bank guarantee or insurance policy covering every payment you make before completion, as required under Spanish law (Ley 20/2015 and related provisions). This is the single most important protection on an unfinished project. As always, your own independent lawyer, acting for you alone and not connected to the seller or developer, is the single best investment in the whole purchase.

A development like Tyrian is easy to fall for, so it is worth being deliberate about the checks that an off-plan purchase on a project under construction specifically calls for, before you commit:

• The payment schedule and guarantees: confirm the staged payment plan and that every pre-completion payment is covered by a bank guarantee or insurance policy, as Spanish law requires.
• The current completion date: verify directly with the sales team where construction actually stands today, rather than relying on an earlier press update.
• The developer's track record: review Prestige Expo and BZH's history on comparable luxury projects, including delivery timelines on past schemes.
• The reservation contract: have your own lawyer review the contract terms, any penalty clauses, and what happens if completion is delayed.
• The specification in writing: pin down finishes, amenities and any customisation options in the contract, not just the marketing renders.
• The service charge: get an estimate of the community and service fees that will apply once the amenity programme, spa, concierge and security are up and running.
• Licences and coastal position: confirm the building licence and, given the beachfront site, that the development complies with Spain's coastal law (Ley de Costas).
• Your own lawyer: use an independent lawyer, not one introduced by the developer, to run all of the above before you pay a deposit.

We are happy to go through this list with you and to work alongside your independent lawyer on the checks that protect an off-plan purchase.

The running costs follow the pattern of a top-tier serviced beachfront home, and only the final service charge, set once the amenities are operational, gives firm numbers, but the shape is worth anticipating. The largest recurring line is likely to be the community or service fee, which on a scheme with a 700 m² spa, a golf simulator, a cinema room, a rooftop pool, concierge and round-the-clock security can be substantial, because a fully serviced, branded lifestyle is expensive to staff and maintain; ask the developer for an estimated service charge before you reserve. On top of that come IBI (the local property tax, set by Estepona town hall), refuse charges, utilities, home insurance and, for non-resident owners, the deemed non-resident income tax (IRNR), which applies even if you never let the home. A branded, fully serviced residence is a different cost proposition from a simple apartment, so budget honestly for the lifestyle you are buying.

One practical area that matters at the top of the market as much as anywhere, and is easy to overlook this early in a project, is connectivity and services. If you intend to work from home, ask the developer about broadband provision and mobile signal at the site rather than assume it, and establish how the homes are heated and cooled and what that costs to run, since a large, glazed beachfront home is not cheap to keep comfortable. Confirm too, as completion approaches, that the resort-style services you are paying for, the concierge, the spa, the security and the residents' app, are genuinely operational at handover rather than promised for a later phase, since the gap between a brochure and a functioning service is worth closing before you take possession.

As an investment, Tyrian rests on a genuinely new proposition for Estepona: the town's first branded, fully serviced beachfront residence, with only 40 homes in total and a first-mover position that is hard to replicate while the model remains rare here. That scarcity, combined with recognition such as the International Property Awards win, supports the long-term case, and the branded service model typically points to strong rental appeal once the development is complete and operating. On letting, the usual Andalusian rules apply and must be checked before you count on income: short-term tourist letting requires registration under the regional tourist licence (VFT) regime, and the development's community statutes may restrict or govern it, so confirm both once you have a specific unit in mind. For the wider market picture, our Marbella real estate market report sets out current trends, prices and demand across the coast, including Estepona.

Almost everyone considering Tyrian is also weighing the other ways to buy beachfront on this stretch of coast, so the comparison comes down to what you actually want: a new, branded, fully serviced home in Estepona, against an established resale beachfront complex, a branded residence in Marbella, or a simpler new-build apartment. The table sets out how these options line up on what buyers really weigh. You can browse current new development listings in Estepona and beachfront properties in Estepona East to see the alternatives.

Indicative positioning for orientation only; price levels move with the specific home, position, view and stage of the market.

Tyrian suits a particular buyer very well. It is ideal for those who want a brand new, branded and fully serviced beachfront home in Estepona, with hotel-level amenities and service on the doorstep, and who are comfortable buying off-plan on a project with a confirmed construction schedule and bank-guaranteed payments. It works for buyers who value being early into a genuinely new category for the town, a branded residence with international design credentials and award recognition, and for those who want the scale of a "villa in the sky," complete with private garage and lift on the penthouses, without taking on a standalone villa's garden and upkeep.

It suits less well the buyer who wants to see and walk through a finished home before committing, since the project is still under construction and much of the buying decision rests on renders, a show apartment and verified progress rather than a completed building. It is also not for the buyer who wants to avoid the higher service charges that come with a full amenity programme, spa, concierge, golf simulator and 24-hour security, since a fully serviced lifestyle carries a running cost that a simpler apartment does not. And because it sits at the top of the Estepona market, it suits buyers for whom being first into a branded, serviced address, rather than value per square metre, is the point.

They assume off-plan means unprotected. Under Spanish law, staged payments on an off-plan purchase must be covered by a bank guarantee or insurance; the mistake is not asking to see that guarantee in writing before paying a deposit.

They take the completion date at face value. Construction schedules move, and the safest approach is to confirm the current status and expected handover directly with the sales team rather than relying on an earlier announcement.

They underestimate the service charge. A 700 m² spa, a golf simulator, a cinema room and round-the-clock concierge are wonderful and expensive to run, and the cost falls to owners once the building is operational. Ask for an estimated service charge before you reserve, not after.

They treat all 40 homes as interchangeable. Position within the development, floor, and the size of the terrace vary considerably, and with more than half the homes already reserved, the earlier you engage, the more choice remains.

They skip the developer's track record. A large, branded, amenity-heavy scheme is a complex build; reviewing Prestige Expo and BZH's history on comparable projects, such as Villa Cullinan in La Zagaleta, is a reasonable part of due diligence before committing to an off-plan reservation.

If you want to be first into a genuinely new category for Estepona, a branded, fully serviced beachfront residence, Tyrian is a real opportunity, because nothing quite like it has existed in the town before.

If you are comparing it with a finished resale like Cabo Bermejo, be honest about whether you want to see and move into a home today, or you are comfortable buying off-plan against a construction schedule and bank guarantees for a brand new specification.

If you are buying off-plan here, get your lawyer to confirm the payment schedule, the guarantees on every staged payment, and the current completion date before you sign anything, because that is where an unfinished project's real risk sits.

If you are buying to invest, the case rests on Tyrian's first-mover position and award recognition holding their premium as the branded, serviced model matures in Estepona, which is a reasonably strong foundation, though newer than the scarcity case for an established Golden Mile address.

If you want a large private plot, this is not that; it is a "villa in the sky" within a serviced apartment building. But if you want a beachfront home with hotel-level service at the entrance to Estepona's boulevard, and you are comfortable with an off-plan purchase on a project past its construction midpoint, there is little else quite like it in the town today.

Where exactly is Tyrian Residences?

It is on Avenida Litoral in Estepona, at the entrance to the town's beachfront boulevard, a few metres from the sea and next to a major shopping centre, roughly 15 to 20 minutes from Puerto Banús and Marbella, and about an hour from Málaga airport.

What kind of homes does it offer?

In total 40 homes across five named residence types, described as "villas in the sky": Tyros (280–300 m², 3 beds), Fenicia (420–440 m², 4 beds), Purpura (price and size on request), Ciro (510–550 m², 3 beds) and the Melkart duplex penthouses (830 m², 4 beds) at the east and west corners with 360° views and rooftop pool access. Every penthouse includes a private ~200 m² supergarage for four to five cars, with EV charging and direct lift access.

Can I still buy at Tyrian, and how much do homes cost?

Yes, though availability is limited: more than half of the 40 homes were already reserved as of the 2025 construction update. Starting prices run from €3,550,000 for Tyros to €7,600,000 for Melkart, with Fenicia and Ciro in between and Purpura available on request.

When is it completed?

Construction passed its midpoint during 2025 and is scheduled for completion in Q1 2027. Confirm the current status directly with the sales team before relying on any date.

Is it a branded residence?

Yes. Tyrian is positioned as Estepona's first branded, fully serviced residential development, following a model already established in Marbella and Benahavís, and was named Spain's Best Residential Development at the International Property Awards in 2025.

What taxes and costs apply?

As a new build sold by the developer, Tyrian carries 10% VAT (IVA) plus around 1.2% stamp duty (AJD), so budget roughly 11% to 13% on top of the price once notary, registry and legal fees are added.

What should I check when buying off-plan here?

Above all, the staged payment schedule and the bank guarantees covering every pre-completion payment, since Spanish law requires them; the current completion date confirmed directly with the developer; the developer's track record; and the expected service charge once the amenities are running. Use your own independent lawyer for all of it.

Can I let my home out?

A branded beachfront home in Estepona is likely to have strong rental appeal once complete, but short-term tourist letting requires an Andalusian tourist licence (VFT) and may be restricted by the development's community statutes, so confirm both once the building is operational.

If you are seriously considering Tyrian Residences, or a branded beachfront home like it, the best place to start is a conversation. With construction past its midpoint and more than half the homes already reserved, timing and the right unit both matter, and that is exactly where local, independent advice earns its place. We know Estepona's beachfront intimately: how Tyrian compares with established complexes like Cabo Bermejo, what the off-plan buying process and payment guarantees really require, and which units, at Tyrian and elsewhere on the coast, are worth pursuing now. You can browse current new developments in Estepona, see beachfront properties in Estepona East, read our guide to Cabo Bermejo, Estepona, or check our Marbella real estate market report for the wider picture. When you are ready, get in touch and tell us what you are really looking for, and we will tell you honestly whether Tyrian, or something else on the coast, is the right fit.