Bougainvillea, Playa del Padrón: 25 south-facing apartments in Estepona
A small-scale complex of 25 apartments and penthouses, designed as a little village with footpaths instead of corridors. Every home faces south, with completion planned for March 2027.
Last updated: 20 October 2026
About Bougainvillea
Bougainvillea is one of the smaller developments on Estepona's New Golden Mile: 25 apartments in a gated complex close to Playa del Padrón. What stands out in the design is the layout. Instead of a block with long corridors, the homes are linked by outdoor paths, so the whole feels more like a small village. Every home faces south. We have four units listed, from €499,000 to €999,000.
The choice is varied. There is a two-bedroom apartment on the first floor, a two-bedroom penthouse with a 62 m² terrace, a three-bedroom ground floor apartment with its own small garden, and a three-bedroom penthouse with a 150 m² terrace. Some homes are spread over two levels. Some walls can be moved, so you can adapt the layout later as your family changes. Sliding wooden panels provide shade without blocking the breeze.
Residents share a pool with solarium, gardens, a pergola area and a gym with a multipurpose room and changing rooms. The marketing text also mentions a spa and a saltwater pool; we will confirm this against the final plans. Access is by key card and there is a security booth at the entrance. As options, you can have a hot tub on your terrace, an EV charger or solar panels installed.
Amenities
- Communal pool
- Solarium and pergola area
- Gym with changing rooms
- Multipurpose room
- Landscaped gardens
- Key card access
- Security booth
- Lift
- Storage room and parking space
Bougainvillea in figures
Bougainvillea is reasonably priced for its location. The median of €4,527 per m² is 10% below the new-build median in Estepona (€5,038) and also 10% below resale homes. Only 25% of projects in the municipality are cheaper. The entry-level apartment at €499,000 comes to around €563,888 with VAT, stamp duty, notary and lawyer. The jump from two to three bedrooms is large, though: €225,000 on average. The price per m² varies widely, from €3,004 for the large ground floor apartment to €5,842 for the penthouse with a 150 m² terrace. With completion in March 2027, you wait 5 months, less than the 8-month median.
| Price | € 499.000 |
| VAT (IVA) 10% | € 49.900 |
| Stamp duty (AJD) 1.2% | € 5.988 |
| Notary and land registry (estimate) | € 3.000 |
| Lawyer 1% + VAT (estimate) | € 6.000 |
Around 13.0% on top of the price in total. All purchase costs explained.
| 2 bedrooms | from €499,000 |
| 3 bedrooms | from €724,000 |
Terrace, solarium and garden combined, as a percentage of the living area (median). That is more than 56% of new developments in Estepona. Largest outdoor space: 150 m².
Planned completion March 2027. For half of the new developments in Estepona, completion is within 8 months.
Calculated by Imagine Marbella on 20 October 2026 from the current supply of 71 new developments in Estepona and the average asking price of resale homes according to Idealista (September 2026). Costs are an estimate; we will prepare an exact calculation for you.
Location
Playa del Padrón lies on the eastern edge of Estepona, in the part of the New Golden Mile closest to town. It is a residential area of new complexes, around 30 metres above sea level, with the sea on one side and the Sierra Bermeja on the other. If you often want to head into the centre, you are better placed here than further east. Golf is nearby, although the El Coto de la Serena course is a 15-minute drive.
According to our measurement, the nearest beach is Playa de Punta Plata, 1,640 metres or a 22-minute walk away; the developer quotes 600 metres and 7 minutes, which depends on the access you take. Aldi is 6 minutes by car. Estepona town centre is 9 minutes away, Hospiten hospital 10 minutes and Puerto Banús 21 minutes. Málaga is a 63-minute drive.
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 Bougainvillea along real roads and footpaths, not as the crow flies.
| Destination | On foot | By car |
|---|---|---|
| Nearest beach (Playa de Punta Plata) | 1.6 km, 22 min | 1.9 km, 5 min |
| Supermarket (Aldi) | 1.7 km, 23 min | 1.8 km, 6 min |
| Golf course (Club de Golf El Coto de la Serena) | 8.1 km, 15 min | |
| School (Instituto de Educación Secundaria Mar de Alborán) | 4.8 km, 8 min | |
| Hospital (Hospital Hospiten de Estepona) | 5.4 km, 10 min | |
| Puerto Banús | 16.8 km, 21 min | |
| Estepona town centre | 4.0 km, 54 min | 4.7 km, 9 min |
| Málaga airport | 81.9 km, 63 min | |
| Gibraltar airport | 49.0 km, 47 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 7:02 on 21 June and sets at 21:41, giving 14.7 hours of daylight. On 21 December you still have 9.7 hours, with the midday sun at 30° above the horizon. Bougainvillea sits at around 30 metres above sea level.
The developer promises sea and mountain views, but the units on our list are not recorded as having sea views. All homes do face south; for each unit, we check on the plans what you will actually see.
Homes and finishes
The specification sheet is concrete. Inside, there is stone flooring throughout, including the kitchen and bathrooms, and terraces get composite decking. Underfloor heating throughout the home runs on an individual aerothermal system, and air conditioning is ducted through the lowered ceiling. Windows are thermally broken aluminium with motorised shutters. The kitchen has an induction hob, a ceramic worktop, washing machine and tumble dryer. The provisional energy rating is B. We compare the listing text with the specification sheet, as they differ on a few points, and we check the payment schedule: 10% plus VAT after reservation, another 10% plus VAT during construction and 80% plus VAT on completion.
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 Bougainvillea through Privé.
Available homes in Bougainvillea
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 | 1 | 131 m² | 29 m² | – | € 499.000 |
| Penthouse | 2 | 2 | 118 m² | 62 m² | – | € 619.000 |
| Ground floor apartment | 3 | 2 | 241 m² | 22 m² | – | € 724.000 |
| Penthouse | 3 | 2 | 171 m² | 150 m² | – | € 999.000 |
Book a viewing nowGet the price list and floor plansSend us a WhatsApp
Our honest verdict on Bougainvillea
Strengths
- Only 25 homes, with footpaths that create a village feel.
- All homes face south, ideal for winter sun.
- Price per m² 10% below the median for new builds in Estepona.
- Detailed specification sheet with aerothermal underfloor heating and stone floors.
- Completion in March 2027, sooner than many other developments.
- Penthouse with a 150 m² terrace for €999,000.
Points to consider
- The measured walk to the sea is 22 minutes, longer than the 7 minutes in the marketing text.
- Sea views are not confirmed for the available units.
- Large price jump of €225,000 between two and three bedrooms.
- The €499,000 apartment has only one bathroom.
- Listing text and specification sheet differ on points such as kitchen appliances and the spa.
Who is Bougainvillea right for?
Bougainvillea suits buyers who want a small, quiet complex close to Estepona town centre, with plenty of winter sun and a clear technical specification. If you are looking for a second home that will be ready within six months, you will also find something here. If you absolutely want to live within walking distance of the beach, or you are after a large resort with lots of facilities, you are better off looking elsewhere.
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.
Ask about our off-market propertiesDiscuss it on WhatsApp
Completely confidential. We only share your search with your permission.
Frequently asked questions about Bougainvillea
How many homes does Bougainvillea Estepona have?
The complex comprises 25 apartments and penthouses. We currently have four homes available, with two or three bedrooms and prices from €499,000 to €999,000.
What does the payment schedule look like?
According to the documents, you pay 10% plus VAT within 30 to 45 days of reservation, then another 10% plus VAT during construction and the remaining 80% plus VAT on completion. We check the bank guarantees on every payment.
Can you spend the winter in Estepona at Bougainvillea?
Yes, and the development is well built for it. All homes face south and have aerothermal underfloor heating. In December you get around 9.7 hours of daylight, and Estepona town centre is a 9-minute drive away.
When will Bougainvillea be completed?
Completion is planned for March 2027, around 5 months from now. There is no show home yet, but we can visit the site together and go through the plans for each unit.
Do I pay more if I buy Bougainvillea 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 Bougainvillea, 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.
Next step
Vraag Imagine Privé-toegang aan
We'll get back to you personally within 24 hours. No obligation, discreet and in your language.
- Tailored selection, including homes that aren't online
- Viewings planned around your travel
- Guidance from search to notary and handover of the keys