Las Alamandas: a buyer’s guide to Nueva Andalucía’s garden community

Most people who know Nueva Andalucía know the Golf Valley by its courses: Las Brisas, Los Naranjos and Aloha. Fewer know the gated garden between the first two, where a handful of white buildings sit almost hidden in palms and bougainvillea. That is Las Alamandas.

It is a community of apartments, but not of the kind most buyers picture. There are no towers, no long corridors and no hundreds of neighbours. Each building holds five homes, and many of those homes are as large as a townhouse.

This guide is for someone deciding whether Las Alamandas suits them, not for someone who has already decided. That means looking past the usual description of a "hidden gem" and setting out how the community is organised, what it costs to buy and to own, and the questions worth asking before an offer.

We will not give you a single figure for what buying here costs. Taxes, community fees and running costs depend on the individual home and the buyer, so the figures below are practical orientation rather than legal or tax advice.

The aim is simple: to explain what Las Alamandas offers, where it falls short, and which home within it is likely to suit you.

Las Alamandas sits in the eastern part of Nueva Andalucía known as the Golf Valley, in the municipality of Marbella. It lies between Los Naranjos Golf and Las Brisas Golf, roughly 3 km inland from Puerto Banús, with Aloha Golf a short drive away.

The Golf Valley has a long pedigree. Madrid developer José Banús bought the land in 1962, and the area grew around Las Brisas, opened in 1968, and Los Naranjos, opened in 1977, both designed by Robert Trent Jones. Las Alamandas came much later, into a valley that was already established.

Behind it rise the Sierra Blanca and La Concha, which frame the view from many of the community's terraces.

Las Alamandas sits in the middle of the Golf Valley, with the courses on either side, the mountains behind and Puerto Banús and the sea below. You can see its exact position on Google Maps.

The walking distance to the golf clubs is real; the walk to Puerto Banús is not. Several listings describe the community as "five minutes" from the port, which is true by car. On foot it is a long, hot walk along busy roads, and Las Alamandas is best thought of as a car address for everything except golf.

The single most useful thing to understand about Las Alamandas is its scale. It is made up of 19 buildings, each with five homes: two on the ground floor, two on the first floor and a duplex penthouse on top. That is fewer than 100 homes in all, spread through gardens that have had decades to mature.

Unlike Altos de Puente Romano, Las Alamandas does not appear to be split into sub-communities with their own gates and fees; the listings we have seen describe one community with shared facilities. Confirm the structure, and what your fee covers, with the administrator before you buy.

Shared facilities include:

• Three swimming pools, all outdoors, one of them heated for use through the winter.
• A gym and sauna, in some blocks reachable from the apartment by lift or stairs.
• Landscaped subtropical gardens, maintained to a standard agents regularly single out.
• 24-hour security, with video surveillance and infra-red alarms.
• Underground parking and storage rooms, usually one or two spaces per home.

The security and the gardens are what owners pay for, and they are what the community fees mostly fund. We return to the cost below, because it is the part of buying here that most surprises people.

Las Alamandas is an apartment address, but its apartments behave more like houses. Most three-bedroom homes have around 185 to 250 m² built, three en-suite bathrooms, a guest toilet and a terrace big enough to live on. That is the main reason buyers choose it: the space of a townhouse with the security and lock-up-and-leave ease of an apartment. You can browse current properties for sale in Las Alamandas, or widen the search to apartments across Nueva Andalucía.

Ground floor apartments in Las Alamandas

Ground floor homes open onto the gardens, often with a private garden area or a wide covered terrace. They suit families with young children and buyers who want to avoid stairs entirely. See also ground floor apartments in Nueva Andalucía. Recent examples:

• A three-bedroom ground floor apartment of about 195 m² was asking €1,250,000.
• West-facing three-bedroom ground floor apartments of about 249 m² built have been asking €1,595,000 to €1,795,000.

First floor apartments in Las Alamandas

The first floor trades the garden for a little more height and privacy. The best of these have long south-facing terraces over the gardens and the Los Naranjos fairways.

• A west-facing two-bedroom apartment of 142 m², set back from the road, was asking €1,195,000.
• Three-bedroom apartments of about 195 m² with a 76 m² terrace have been asking from €1,385,000 to €1,795,000.
• A south-facing frontline-golf three-bedroom of 270 m² in total went under contract at €1,200,000, a reminder that asking prices are not sale prices.

Duplex penthouses in Las Alamandas

The top home in each building is a duplex penthouse, and this is where prices spread furthest. Smaller two-bedroom penthouses have been asking about €950,000. The typical three-bedroom duplex of about 155 m² has been asking around €1,650,000. Larger penthouses, some combined or extended, run from €2,500,000 for 262 m² to €3,950,000 for an exceptional 407 m² south-west-facing home.

One duplex penthouse in need of updating, with 201 m² inside and a 102 m² terrace, was asking €1,350,000, well below renovated equivalents.

These are asking prices from agency listings in 2026, not completed sale prices.

Within Las Alamandas, where a home sits does more to set its value than which floor it is on. The community is compact, but its buildings face in different directions and look onto very different things.

Facing the golf, homes on the edge of the community look over the Los Naranjos fairways, and from higher floors towards La Concha. These are the most sought-after positions, and listings call them frontline golf.

Facing inwards, homes look over the gardens and pools. Views are shorter but greener, and these positions are often the quietest in the community.

Within those broad groups, four things move value from one home to the next:

• Orientation. South- and south-west-facing terraces get sun most of the day, which matters in winter. West-facing homes get the evening light; north-facing ones are cooler in summer but darker the rest of the year.
• What the view looks over. A view over a golf course or the community's own gardens is about as secure as views get on this coast. Check what lies between you and it all the same.
• Distance from the road. Homes set back from the access road are quieter, and listings that mention this usually do so for a reason.
• Floor. Ground floors give garden access; first floors more privacy; penthouses the views and the largest terraces, with stairs inside.

The upper terrace is worth climbing to on every penthouse viewing. In many of them it is where the real view is, and its quality varies more between neighbouring buildings than anything visible from the gardens.

For many owners, the golf courses on either side are effectively the community's village centre. The clubhouses at Los Naranjos and Las Brisas are a few minutes' walk, and both have restaurants and terraces open beyond their members.

Daily life has an easy rhythm. Mornings start with a round, a swim in the heated outdoor pool or a session in the gym. Afternoons are for the terrace; evenings for the clubhouse, or the short drive down to Puerto Banús for dinner and the seafront.

The rest of Nueva Andalucía is close by. Centro Plaza and the Aloha area have supermarkets, cafes, pharmacies and everyday services, and the international schools are a short drive away. Behind the valley, the slopes of La Concha and the Sierra Blanca trails offer quiet and pine forest within minutes.

What Las Alamandas does not offer is the beach on foot or nightlife on the doorstep. It is calm by design, and most owners like it that way. If you want to walk to the sea, look nearer the coast; if you want to walk to the first tee, look here.

For a family, the location works well: central in Nueva Andalucía, with Puerto Banús a few minutes away and Marbella town and San Pedro both within easy reach.

Schools. Several of the coast's established international schools are a short drive away, including Aloha College in Nueva Andalucía, Swans International School and the Swedish School. The school run is one of the most common reasons families choose the Golf Valley. Fees, curricula and waiting lists are covered in our guide to international schools in Marbella.

Healthcare. HC Marbella International Hospital is near Puerto Banús, about 10 minutes away, and Quirónsalud Marbella is around 15 minutes towards Marbella town. The public Hospital Costa del Sol is on the eastern side of Marbella. Our guide to healthcare in Marbella explains how the public and private systems fit together.

Roads. Las Alamandas is reached from the A-7 coast road through Nueva Andalucía, and the AP-7 toll road is close by. In summer, the roundabouts around Puerto Banús and the Nueva Andalucía entrances are the bottleneck. Drive your regular commute at the hour you will actually do it before you buy.

Public transport. Buses along the coast road are fine for a trip into town. Otherwise this is a car area.

Internet. Fibre coverage in Nueva Andalucía is good, but confirm it for the specific home, and whether the fibre reaches the apartment itself or only the building.

Buyers looking here usually also look at three neighbours in the Golf Valley: Magna Marbella, Los Naranjos de Marbella in the Los Naranjos area, and the newer developments around Aloha. The differences are clear once set side by side.

Buyers weighing an apartment against a house can also look at townhouses and villas in Nueva Andalucía, the contemporary homes of La Cerquilla, or further up the hill at Sierra Blanca and La Zagaleta. Our Nueva Andalucía guide covers the whole valley.

Who Las Alamandas suits

It suits buyers who want the space of a house without a house's upkeep, golfers who want to walk to the first tee, families who value security and a garden over walking to the beach, and second-home owners who want to lock up and leave a large home in good hands.

It does not suit buyers who want to walk to the beach, the port or the shops, anyone looking for a low-cost lock-up-and-leave flat, buyers who want new-build finishes and energy ratings without renovating, or investors who need a high yield.

Asking prices in Nueva Andalucía averaged €6,214 per m² in September 2026, about 4 per cent above the Marbella average and second only to the Nagüeles and Golden Mile district. Over the year, prices in Nueva Andalucía rose 3.5 per cent, slightly faster than Marbella as a whole.

Two cautions before you use these numbers.

First, the district figure does not price a home in Las Alamandas. Nueva Andalucía runs from older flats near the port to villas in La Quinta and Los Naranjos Hill Club. Las Alamandas sits well above the average: recent listings work out at roughly €8,000 to €11,500 per m² built, with tired homes below that.

Second, price per square metre is slippery here. Listings measure the same type of home as 155 m² or 220 m² depending on whether terraces are counted, and a large terrace is worth much less than interior space. Compare homes on interior living space, terrace, condition, orientation and view, not on a headline rate.

Asking prices are also not sale prices. A three-bedroom frontline-golf apartment that went under contract at €1.2 million sat alongside similar homes asking €1.4 to €1.8 million. The gap is not a standard discount, but it is a reminder that the number on a portal is the seller's hope.

Price indices for the area were recalculated under a new methodology in July 2026, so current figures should not be compared with reports from earlier years.

The market itself remains firm, in line with our Marbella real estate market report. Supply inside a fully built community of fewer than 100 homes is fixed, and demand for large, secure apartments in the Golf Valley has been consistent. Correctly priced, renovated homes tend to sell; tired homes priced as if renovated tend to sit, as the reductions on several current listings show.

Much of what sells in Las Alamandas either has been renovated or needs to be. Knowing which you are looking at, and what the gap costs, is most of the work.

The spread is wide. The same three-bedroom duplex penthouse layout has recently been asking €1.35 million in original condition and €1.65 million renovated. On the larger apartments, a new kitchen, bathrooms and glazing can account for several hundred thousand euros of difference in asking price.

On an unrenovated home, the usual list is predictable: kitchen and bathrooms, glazing, air conditioning, lighting, and waterproofing of terraces. Two items are worth particular attention.

• The terraces. Large terraces are the best feature of these homes and the most common source of problems. Look for staining on the ceilings below, cracked tiles and blocked drains.
• Energy. Several older homes here carry the lowest energy rating, G. That creates no obligation to upgrade, and it does not prevent a sale or a letting. It does affect the running cost of a 200 m² apartment through August, so ask for the certificate and last summer's electricity bill.

Permissions. Anything that changes the exterior, such as windows, awnings, terrace enclosures or facades, needs community approval and has to match the rest of the development. Inside, a modest refurbishment can often proceed on a responsible declaration, but in Marbella that route is not available for projects above €60,000, which need a full licence. Ask your architect which applies before you budget the timetable. Our guide to the new Marbella PGOM sets out the wider planning picture.

Enclosed terraces. In older communities, terraces are sometimes partly glazed in over the years. Check that any enclosure is approved by the community and reflected in the land registry and Cadastre, because an unlicensed one can complicate a sale.

The practical test is simple. When two similar homes are a few hundred thousand euros apart, have a builder price the cheaper one's renovation before you decide it is the bargain.

Las Alamandas is entirely a resale market, so buyers here pay transfer tax rather than VAT.

Resale property in Andalucía attracts Impuesto de Transmisiones Patrimoniales, ITP, at a general rate of 7 per cent. The regional government has proposed cutting it to 6.75 per cent from 2027 in its draft budget, but that is not yet law. Because the rate may change, we keep the current figure on one page: see property purchase tax in Andalucía.

At local price points, the tax and costs look like this:

The other costs cover notary, land registry, your lawyer and, if you are borrowing, the lender's costs. One to one and a half per cent of the price is a reasonable working figure.

Two points specific to Andalucía. The tax authority can assess ITP on the cadastral valor de referencia rather than the price you paid, if the reference value is higher, so check it before agreeing a price. And buyers who are not tax resident in Spain should take advice on non-resident income tax, IRNR, which applies to a second home whether or not you let it.

For a home in Las Alamandas, budget roughly €11,000 to €21,000 a year in fixed costs before utilities and insurance. That figure comes mostly from community fees, and it is the part of the purchase buyers most often fail to ask about in detail.

Community fees. Fees here are high for an apartment, because a small number of owners share the cost of three pools, a gym, extensive gardens and round-the-clock security. On recent listings we have seen:

The fee broadly follows the size of the home, because each owner's share is set by their participation quota. Always ask for the current charge in writing, what it covers, and last year's accounts.

IBI. The municipal property tax on recent listings has run from about €1,500 to €3,200 a year, in line with size. Ask the seller for last year's receipt. Rubbish collection adds around €185 a year.

Derramas. Ask whether a special levy, a derrama, has been raised recently or is expected. A community of this age with lifts, pool plant, garage doors, roofs and irrigation reaches the point where capital spending is needed. The minutes of the last three general meetings will tell you.

Utilities. Larger homes with underfloor heating, older glazing and a poor energy rating can be expensive to heat in winter and cool in August. Ask for last year's electricity bills.

By comparison, townhouse communities in Altos de Puente Romano run at around €500 a month. Las Alamandas is not cheap to run, and that should be in the price you offer. What the fee buys, though, is visible on every walk through the gardens.

Las Alamandas is a lifestyle purchase first, but it rents well, and in two distinct markets.

Long-term asking rents in Nueva Andalucía averaged about €23.7 per m² a month in September 2026, slightly above the Marbella average and 6.9 per cent up on the year. Against the district's asking prices, that implies a gross yield of around 4.5 per cent. In Las Alamandas, where purchase prices per m² are well above the district average, expect nearer 3 to 3.5 per cent gross.

Long-term letting suits the larger apartments well. Families relocating to Marbella want what they offer: space, security, pools, and a short drive to the international schools. Demand is year-round and less seasonal than holiday letting. See our current long-term rentals and holiday rentals.

Holiday letting is attractive to golfers in spring and autumn and to families in summer. It also needs more diligence than it used to. A tourist licence from the Junta de Andalucía is required, and since 3 April 2025 an owner in a community generally needs the community's prior approval to start tourist letting, by three-fifths of owners representing three-fifths of the participation quotas.

Do not assume that because a neighbour lets to holidaymakers you will be able to. Have your lawyer check the statutes, recent meeting minutes and the status of any licence attached to the home.

On a net basis, the yield is lower than the headline. Community fees of €9,000 to €18,000 a year, IBI, insurance, management, maintenance and empty periods all come off, and non-resident owners pay Spanish tax on rental income. For most buyers here, rent is a useful contribution to the cost of owning rather than the reason to buy.

Treating it like any other apartment. The homes are the size of townhouses, and so are the running costs. Budget for the fees before you fall for the terrace.

Counting the same home several times. Popular homes here are often listed by many agencies at once, sometimes under different descriptions. At the time of writing, one three-bedroom duplex penthouse appeared under at least eight agency names. Fewer homes are for sale than a portal search suggests.

Using the district price per square metre. Nueva Andalucía's average mixes older flats and villas and tells you little about a large apartment here.

Comparing sizes without checking what is counted. Built area may or may not include terraces. Compare interior space with interior space.

Taking "five minutes to Puerto Banús" literally. It is five minutes in the car. On foot it is a long walk, mostly along roads.

Assuming a tired home is the bargain. Price the renovation first; the gap to a finished home is often smaller than it looks.

Ignoring the energy rating. A G-rated 200 m² apartment can be costly to heat and cool, and that cost recurs every year.

Things to establish before you offer, roughly in the order they tend to matter:

1. What is the community fee, and what does it cover? In writing, with last year's accounts and the home's participation quota.
2. Is a derrama pending? Read the minutes of the last three general meetings.
3. Which way does the home face, and what does it look over? Visit in the morning and late afternoon.
4. How close is it to the access road? Listen with the terrace doors open.
5. Is the home legally as built? Compare the land registry and Cadastre descriptions with what is standing, particularly enclosed terraces and extended penthouses.
6. What is the energy certificate, and what were last year's electricity bills?
7. What would renovation cost? If the price gap to a renovated home is the reason you like it.
8. Can you change windows, awnings or the terrace? And does the community have to approve it?
9. How many parking spaces and storage rooms come with it? And are they registered to the home?
10. Does the community permit tourist letting? If that is any part of your plan.
11. Where does the fibre terminate?
12. What did comparable homes actually sell for? Not what they were asking. Your agent can get completed prices.

In our view, Las Alamandas offers one of the most complete apartment propositions in Nueva Andalucía: homes the size of a townhouse, in a small, quiet and genuinely green community, between two of the best golf courses on the coast.

It is not a cheap place to own, and it should not be bought as if it were. Fees are high, many homes are old enough to need serious work, and most of daily life needs the car. What you are buying is space, privacy and setting: the gardens, the security and the walk to the first tee.

That is also why the details matter so much here. Within the same gate, the difference between a good purchase and an average one usually comes down to three things: which way the home faces, what it looks over, and how much has genuinely been renovated. None of them shows reliably in the listing photographs.

We would push a buyer hardest on fees and on condition. Neither is a reason not to buy. Both are reasons to buy the right home in the right position, with the costs understood before the offer rather than after it.

If you want to walk to the beach, look nearer the coast. If you want a large, quiet home in a garden, a few minutes from everything, look here.

Where is Las Alamandas?

In Nueva Andalucía's Golf Valley, in the municipality of Marbella, between Los Naranjos and Las Brisas golf courses and about 3 km inland from Puerto Banús.

Is Las Alamandas gated?

Yes. The community has 24-hour security with video surveillance and infra-red alarms.

What types of property are there?

Apartments on the ground and first floors, and a duplex penthouse on top of each of the 19 buildings. There are no villas or townhouses inside the community.

How much does an apartment cost?

Recent asking prices have run from about €1.2 million for a two-bedroom apartment to around €1.8 million for a large three-bedroom, depending on size, condition, position and view.

How much does a penthouse cost?

Smaller two-bedroom penthouses have been asking about €950,000 and typical three-bedroom duplexes around €1.65 million. The largest penthouses have asked €2.5 million to almost €4 million.

What are the community fees?

On recent listings, around €750 to €1,500 a month, broadly in line with the size of the home. Confirm the current figure and what it covers.

Can you walk to the golf?

Yes. The Los Naranjos and Las Brisas clubhouses are a few minutes on foot.

Can you walk to the beach or Puerto Banús?

Not comfortably. Both are about 5 to 10 minutes by car.

Does it have sea views?

Some penthouses do, over the golf courses. Most homes look over the gardens, the fairways or towards La Concha.

Can I let my home to holidaymakers?

Only with a tourist licence from the Junta de Andalucía and only if the community's statutes allow it. Since April 2025 communities can approve, limit or prohibit tourist letting by a three-fifths majority, so check before you buy. Long-term letting is generally simpler.

What taxes will I pay when buying?

Transfer tax (ITP) at 7 per cent, with a cut to 6.75 per cent proposed for 2027, plus roughly 1 to 1.5 per cent in notary, registry and legal costs. See our property purchase tax page for the current rate.

Is Las Alamandas the same as Las Brisas?

No. Las Brisas is the wider golf area and its villa streets around Real Club de Golf Las Brisas. Las Alamandas is a separate gated apartment community beside it, and some portals file it under Las Brisas.

Las Alamandas is a community where local knowledge changes the outcome, because what matters most is not in the listing. What the fees really are and what they cover. Which homes face the golf and which face the road. Whether a terrace enclosure is legal. Whether the price reflects a finished home or a project.

We sell property across Marbella and know the Golf Valley and many of the individual homes in it. We would rather tell you before an offer that a home is not right for you than afterwards. Buying with us explains how we work with buyers.

If you are weighing Las Alamandas against its neighbours, we can compare it with Magna Marbella, Los Naranjos de Marbella and the newer Aloha developments, and tell you honestly where we think you would be happier. If you are also looking on the Golden Mile, our guide to Altos de Puente Romano covers a very different kind of gated community. You can browse current properties for sale in Las Alamandas and across Nueva Andalucía, but many of the best homes here change hands quietly.

The best way to understand Las Alamandas is to see it in one morning: the gardens, two or three homes facing in different directions, a penthouse terrace, and the short walk to Los Naranjos. If you would like us to show you, or to give you an honest opinion on a particular home before you make an offer, contact us.