We have reviewed the property on the basis of the public listing, the agent's written materials, public-source planning and pricing context for Guadalmina Alta, and the documents typically required at this stage of a Costa del Sol transaction. The villa reads as a coherent, well-presented golf-front asset at a price that sits inside the public asking-price band for the micromarket. A small number of standard documentation items are not yet in hand and should be closed before a reservation deposit is committed.
Overall read — Promising, with points to confirm before deposit.
| Item | Detail | Status | Source confidence |
|---|---|---|---|
| Asking price | €1,900,000 | Reported | Declared by agent, seller or another party |
| Built · useful area | 397 m² / 344 m² | Reported | Declared by agent, seller or another party |
| Plot size | 555 m² | Reported | Declared by agent, seller or another party |
| Bedrooms | 4 (declared) | Reported | Declared by agent, seller or another party |
| Asking-price band | Inside €4,000–€6,500 / m² for the micromarket | Checked | Checked against named public sources |
| Costas Law proximity | Outside relevant influence zones | Checked | Checked against named public sources |
| Energy certificate (CEE) | Listing states "en trámite" | To confirm before formal signing | Declared by agent or seller · not independently confirmed |
| Nota Simple | Not yet obtained | To confirm before deposit | Not supplied or not independently confirmed |
| Registered ownership / seller identity | Not reviewed — requires Nota Simple and legal review | To confirm before deposit | Requires confirmation by a qualified professional or official source |
| Deposit recipient authority | Written authorization of the deposit recipient not yet seen | To confirm before deposit | Requires confirmation by a qualified professional or official source |
| Licencia de Primera Ocupación | Not yet obtained | To confirm before deposit | Not supplied or not independently confirmed |
| Community fees · IBI | Not yet confirmed | To confirm before deposit | Not supplied or not independently confirmed |
| Renovation licence | Scope and licence not yet seen | To confirm before deposit | Not supplied or not independently confirmed |
The villa is a three-storey detached house in Guadalmina Alta, listed at 397 m² built / 344 m² useful on a 555 m² plot, on the first line of the Guadalmina golf course with a south / east orientation. The listing presents the property as practically new, with high-end finishes, aerothermal heat-pump and underfloor heating, private pool, and unobstructed golf views from the ground floor, the primary bedroom terrace and the garden.
Visually the listing is well-prepared — a substantial photo set, three labelled floor plans and a 360° virtual tour — and the listing agent has presented the property with above-average transparency, which is the level we would expect at this price point. The micromarket itself is well-known and well-served: easy access to the AP-7, around ten minutes by car to Puerto Banús and five minutes to San Pedro centre.
Nothing in the public listing reads as out of place at first glance. The areas worth a closer look are documentary rather than structural, and we cover them in section 04.
At €1,900,000 for 397 m² built — approximately €4,786 per built m² — the asking sits inside the public asking-price band visible for Guadalmina Alta golf-front villas, which spans roughly €4,000–€6,500 per built m² across comparable listings on the leading public property portals. This is asking-price evidence only, not confirmed market value, but on the public picture the price does not look obviously out of line.
The plot, the visible footprint and the pool, terrace and garden read as proportionate to the declared surfaces. The floor plan layout matches the written room narrative across the three storeys, and the climate-control setup (aerothermal heat pump with underfloor heating, plus air conditioning) is consistent with the segment. Costas Law does not appear to be a material consideration here — Guadalmina Alta sits materially inland from the maritime-terrestrial public domain.
The property reads as well-located, well-presented and priced inside the public micromarket band. A short list of standard documents should be closed before a reservation deposit is committed.
Three areas are worth understanding more clearly before moving forward. None of them are reasons to step back from the conversation; each is a normal Spanish-market clarification that the agent or the buyer's lawyer can close in the standard window.
The basement floor plan shows a room labelled "BEDROOM"; the listing officially declares the villa as four bedrooms, and the written description treats the basement as garage, laundry, storage and multipurpose space. The four-bedroom count is most likely correct. The useful question is the basement room's legal classification under the LPO — habitable space, or trastero / sala polivalente / uso auxiliar. Under Andalusian habitability rules, habitable rooms generally cannot be located in planta sótano; this is a normal planning sensitivity, not an accusation, and frequently resolvable.
The Nota Simple, Licencia de Primera Ocupación, energy certificate (listed as en trámite), community / urbanisation fees, and IBI receipt are not yet in hand. None of these are unusual gaps at this stage; they are the standard pre-deposit documents in a Spanish transaction. The Nota Simple in particular is the highest-value document — it confirms registered owner, registered surface, and any charges — and can be ordered directly online for €9–€25 if the agent has not provided it.
The listing leads with "prácticamente a estrenar" while the structured classification reads "second-hand / good condition". Both are consistent with a comprehensive recent reform, which is common and entirely valid; the buyer benefits from confirming the year of original build, the year and scope of the most recent reform, and any Licencia de Obras or declaración responsable. Pricing sits inside the public asking-price band; for a tighter pricing position, an indicative third-party valuation (Tinsa or TecniTasa, approximately €60–€80) can be added before deposit.
Copy-ready in Spanish — you can paste this directly into an email to the agent. An English version is available on request.
Buenas tardes, gracias por la información facilitada hasta ahora. Antes de avanzar con la reserva, agradeceríamos su confirmación sobre los siguientes puntos:
On the public listing, the asking-price band and the available planning context, the villa reads as a coherent, well-located golf-front property worth continuing with. Documentation fundamentals are not yet in hand, but the gaps are the standard pre-deposit set rather than anything specific to this property.
| Area | Solviqa view |
|---|---|
| Property fit | Strong — typology and finish consistent with the segment |
| Location fit | Strong — established golf-front micromarket, good connectivity |
| Price position | Plausible on public asking-price evidence |
| Documentation clarity | Standard gaps pending — normal pre-deposit set |
| Buyer confidence before deposit | Moderate until verified |
A property worth moving forward on, provided the clarification items in section 04 are resolved satisfactorily and the standard documentation pack arrives in line with the agent's responsiveness so far.
This report is informational only. It is not legal advice, not tax advice, not a valuation, not a technical inspection, and should not replace professional due diligence before signing arras or paying a reservation deposit. Where items are marked "to confirm before deposit", they had not been independently verified at the time of writing. The asking-price band referenced is drawn from publicly available listings and is not a formal valuation. Solviqa receives no commission from any vendor, agent or developer referenced in this report. This is a sample report; it does not describe a real client engagement.