Atria, La Alcaidesa: new build with sea views on the golf course in San Roque
Two and three-bedroom apartments and penthouses with sea views and energy rating A, from €423,000. Completion December 2027.
Last updated: 20 October 2026
About Atria
How much do sea views cost in La Alcaidesa? At Atria they start at €423,000 for a first-floor apartment with 2 bedrooms and 2 bathrooms. Per square metre, that puts Atria among the most affordable new builds in the municipality. All six homes on our list are advertised with sea views and energy rating A. Completion is scheduled for December 2027.
Atria is a complex of 144 homes with 2 or 3 bedrooms, built in two phases of 72 homes each. It lies on the frontline of the La Alcaidesa golf course, with a south-facing orientation. Every home has a parking space and a storage room. The communal area is generous: a pool with saltwater chlorination, gardens with native plants and footpaths, a gym, an open-air meditation spot, a spa, a lounge with coworking, a beach volleyball court and a playground.
The offer ranges from the ground floor to the fifth floor. On the ground floor, a 2-bedroom home (116 m², 31 m² terrace) costs €452,000, and a 3-bedroom home (129 m²) €507,000. On the first floor, 3 bedrooms over 143 m² cost €531,000. At the top are two penthouses: 105 m² with a 56 m² terrace for €594,000 and 126 m² with a 136 m² terrace for €813,000.
Amenities
- Pool with saltwater chlorination
- Gardens with footpaths
- Gym
- Spa
- Open-air meditation area
- Lounge with coworking
- Beach volleyball court
- Playground
- Parking space and storage room
- Secure complex with lift
Atria in figures
Atria is one of the most affordable projects in San Roque. The median of €3,913 per m² is 11% below that of six new-build projects in the municipality (€4,419). The 3-bedroom first-floor apartment even comes in at €3,713 per m². Going from 2 to 3 bedrooms raises the entry price by €84,000, from €423,000 to €507,000. If you want to live at the top, you pay the most: the large penthouse costs €6,452 per m², although it comes with a 136 m² terrace. For the entry-level home, allow around €477,976, with €42,300 VAT, €5,076 stamp duty, €2,500 notary and €5,100 lawyer. We cannot reliably compare resale homes in the area.
| Price | € 423.000 |
| VAT (IVA) 10% | € 42.300 |
| Stamp duty (AJD) 1.2% | € 5.076 |
| Notary and land registry (estimate) | € 2.500 |
| Lawyer 1% + VAT (estimate) | € 5.100 |
Around 13.0% on top of the price in total. All purchase costs explained.
| 2 bedrooms | from €423,000 |
| 3 bedrooms | from €507,000 |
Terrace, solarium and garden combined, as a percentage of the living area (median). That is more than 50% of new developments in San Roque. Largest outdoor space: 136 m².
Planned completion December 2027. For half of the new developments in San Roque, completion is within 16 months.
Calculated by Imagine Marbella on 20 October 2026 from the current supply of 6 new developments in San Roque. Costs are an estimate; we will prepare an exact calculation for you.
Location
La Alcaidesa is a green golf development in the province of Cádiz, between Sotogrande and Gibraltar. It is spread across the municipalities of San Roque and La Línea de la Concepción. Atria sits at 112 metres above sea level on the golf course, with the sea and the Strait of Gibraltar in the distance. It is a quiet residential setting without a centre of its own: you will find shops and schools in the towns of the Campo de Gibraltar, and a shopping centre in La Línea de la Concepción, around 15 kilometres away.
Playa de La Alcaidesa is 2,027 metres away: 27 minutes on foot or 4 minutes by car. You reach Sotogrande International School in 7 minutes. Valderrama is 14 minutes away, Sotogrande marina and La Línea hospital 15. Gibraltar airport is 21 minutes away, Málaga 86 and Puerto Banús 45.
We will send you the exact location and the address of the sales office when you request Privé access or book a viewing.
Distances, measured by us
Measured from Atria along real roads and footpaths, not as the crow flies.
| Destination | On foot | By car |
|---|---|---|
| Nearest beach (Playa de La Alcaidesa) | 2.0 km, 27 min | 2.1 km, 4 min |
| Golf course (Club de Golf Valderrama) | 11.0 km, 14 min | |
| International school (Sotogrande International School San Roque Campus) | 4.6 km, 7 min | |
| Hospital (Hospital Universitario de La Línea de la Concepción) | 10.7 km, 15 min | |
| Port of La Duquesa | 21.1 km, 24 min | |
| Port of Sotogrande | 12.7 km, 15 min | |
| Casares village | 33.2 km, 37 min | |
| Estepona town centre | 34.8 km, 30 min | |
| Málaga airport | 114.8 km, 86 min | |
| Gibraltar airport | 14.7 km, 21 min |
Calculated with OpenStreetMap routes without traffic, on 20 October 2026. Walking times over an hour are omitted.
Sun, light and views
Here the sun rises at 7:04 on 21 June and sets at 21:42, giving 14.6 hours of daylight. On 21 December you still have 9.7 hours, with the midday sun at 30° above the horizon. Atria sits at around 112 metres above sea level.
All available homes are advertised with sea views, but according to the description the sea views are most spectacular from the upper floors. For the ground-floor and first-floor homes, we check plan by plan how open the view really is.
Homes and finishes
Every home gets a fitted kitchen with appliances, an armoured front door and ducted air conditioning. The project aims for high energy efficiency: our data gives rating A, and the description speaks of an AA rating for consumption and emissions. We check the final energy certificate at completion. When buying off-plan, we go through the building specifications, compare the plans for each floor and check that your deposits are covered by a bank guarantee.
Payment schedule
As with most new builds on the Costa del Sol, you pay in instalments: a reservation deposit, a portion on signing the purchase contract and during construction, and the balance at the deed signing. Every payment before completion must be covered by a bank guarantee. We will send you the exact payment schedule for Atria through Privé.
Available homes in Atria
A selection, as of 20 October 2026. More homes are available than shown below; request the full price list.
| Type | Beds | Baths | Living area | Terrace | Garden | Price |
|---|---|---|---|---|---|---|
| Apartment | 2 | 2 | 110 m² | 21 m² | – | € 423.000 |
| Ground floor apartment | 2 | 2 | 116 m² | 31 m² | – | € 452.000 |
| Ground floor apartment | 3 | 2 | 129 m² | 33 m² | – | € 507.000 |
| Apartment | 3 | 2 | 143 m² | 37 m² | – | € 531.000 |
| Penthouse | 2 | 2 | 105 m² | 56 m² | – | € 594.000 |
| Penthouse | 3 | 2 | 126 m² | 136 m² | – | € 813.000 |
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Our honest verdict on Atria
Strengths
- €3,913 per m², 11% below the San Roque new-build median.
- South-facing with energy rating A, efficient in summer and winter.
- Plenty of choice: six homes from ground floor to a fifth-floor penthouse.
- Extensive communal areas with spa, coworking and playground.
- Gibraltar airport a 21-minute drive away.
Points to consider
- The beach is a 27-minute walk; a car is handy.
- Sea views are probably more limited on the lower floors.
- With 144 homes it is a larger, less intimate complex.
- Completion in December 2027, so you pay deposits for 14 months.
Who is Atria right for?
Atria is a strong choice if you are looking for a modern, energy-efficient apartment with sea and golf views, without the higher prices of most other new builds in San Roque. It is also attractive as a first step towards a permanent base in the south, on a budget under €500,000 all in. It suits active retirees, golfers and families who will use the playground and the pool. If you would rather live in a lively town with cafés within walking distance, you will find La Alcaidesa too quiet.
Similar new developments
Completed sooner
Why buy through Imagine Marbella?
With us you pay exactly the same price as buying direct from the developer. Our fee is paid by the seller, not by you. What you get on top is what makes the difference.
- Independent. We are not tied to any development. We compare the entire market and tell you honestly when a project is not right for you.
- Stronger at the negotiating table. Whenever there is room to negotiate, on price, payment schedule, finishes or a parking space, we know the market, the sales figures and the developers. We defend your interests; the seller defends theirs.
- Free extra services. We check licences, bank guarantees and specifications, provide legal support in your own language and plan viewings around your travel dates.
- Beyond the handover. We follow the construction, the handover and the after-sales with you, so you are never on your own.
Imagine Privé
As a Privé member, you receive the current price list and availability, floor plans, the building specifications, the payment schedule and our comparison with other new developments, in English, French, Dutch or Spanish.
Free and without obligation.
Off market: what you will not find online
Not every property on the Costa del Sol ends up on a website.
Owners who want to sell discreetly, a last penthouse that has not yet been released, a villa that only comes onto the market when the right buyer appears: part of the market changes hands without a single advert. Already know the market and looking for something you cannot find online? Tell us as precisely as possible what you are looking for. If it exists, we will find it for you.
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Frequently asked questions about Atria
How far is Gibraltar from Atria La Alcaidesa?
Gibraltar airport is a 21-minute drive. That makes Atria easy to reach from the United Kingdom or with a connecting flight. Málaga airport is 86 minutes away.
When will Atria be completed?
Completion is scheduled for December 2027. The project is being built in two phases of 72 homes; we check which phase your home falls into.
Is Atria more expensive than other new builds in La Alcaidesa?
No. At €3,913 per m², Atria is 11% below the municipal median. Only the penthouses are higher, because of their large terraces.
What does the cheapest apartment cost, all in?
On top of €423,000 come VAT, stamp duty, notary and lawyer. In total, allow around €477,976.
Do I pay more if I buy Atria through Imagine Marbella?
No. You pay the same price as buying directly from the seller. Through us you also get independent advice, legal guidance and aftercare.
What costs come on top of the price of a new-build home?
In Andalusia, a new build carries 10% VAT (IVA) and 1.2% stamp duty (AJD), plus notary, land registry and lawyer's fees. For the most affordable home in Atria, that adds up to around 13.0%.
About the author
Geert Eeckeleers, Managing Director of Imagine Marbella. Since 2018 he has guided buyers on the Costa del Sol, in English, French, Dutch and Spanish.
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