Short answer: buying a house by the sea in Spain is perfectly possible, but watch out for three things. First, the coastal law (Ley de Costas): in a strip of 100 metres from the sea (20 metres in areas that were already urban in 1988) there are restrictions on building and renovating. Second, the difference between frontline and sea views, which largely determines the price. Third, maintenance: salt, damp and wind need more care. On the Costa del Sol you'll find most seaside homes in Los Monteros, the Golden Mile, Guadalmina Baja, Elviria and on Estepona's New Golden Mile.
Waking up to the sound of the waves and seeing the sea from your terrace: for many buyers, that's the dream. On the Costa del Sol that dream is within reach, but a seaside home has its own rules, its own prices and its own points to watch. In this article you'll read what to look out for, which areas score best and how the coastal law works.
Looking for general information about buying first? Then read buying a house in Spain as a foreigner and buying a house in Andalusia.
Frontline, second line or sea views: what's the difference?
| Term | What it means | Watch out |
|---|---|---|
| Primera línea de playa (frontline beach) | No road or building between the property and the beach | Scarce and the most expensive; coastal law applies |
| Segunda línea (second line) | One row of homes or a road between you and the beach | Often a better price, beach within walking distance |
| Vistas al mar (sea views) | You see the sea, but don't necessarily live close to it | Ask whether the view will stay open, especially if there's building land in front |
| Cerca de la playa (close to the beach) | A vague term | Ask for the actual distance in metres |
Listings use these terms loosely. Always ask how far it is to the beach and check the map.
The coastal law: what can you do with a home right by the sea?
The Spanish coastal law (Ley 22/1988 de Costas, amended by Ley 2/2013) protects the coastline. Three zones matter for buyers:
- Public domain (dominio público marítimo-terrestre): the beach and the area the sea reaches. You cannot own property there, only hold a concession.
- Protection zone (servidumbre de protección): a strip of 100 metres inland, or 20 metres in areas that were already urban in 1988. Existing homes may remain and may be repaired, improved and modernised, as long as volume, height and floor area don't increase. Building new homes there is in principle not allowed.
- Right-of-way zone (servidumbre de tránsito): the first 6 metres must remain free for pedestrians.
If you buy a frontline property, have your lawyer check whether it lies in one of these zones and what that means for renovations. That's part of the legal checks when buying.
The best seaside areas on the western Costa del Sol
| Neighbourhood | Character | Asking price per m² (idealista, September 2026) |
|---|---|---|
| Golden Mile and Nagüeles | Exclusive villas and apartments between Marbella and Puerto Banús | €8,331 (Nagüeles and Golden Mile) |
| Los Monteros and Río Real | Quiet villa neighbourhoods on the beach, east of the centre | € 5.610 |
| Las Chapas and El Rosario | Villas and apartments among pine trees, close to wide beaches | € 5.446 |
| Elviria and Cabopino | Dunes, a natural beach and a small marina | € 4.676 |
| Guadalmina Baja | Villas between golf and sea, established and quiet | falls under San Pedro: € 4.649 |
| New Golden Mile (Estepona) | Lots of new builds on the beach, from Costalita to Guadalmansa | Estepona average: €5,021 |
On the frontline, prices are clearly above these averages. Supply is small and good homes often sell discreetly. Also take a look at our prestige collection.
What to watch out for with a seaside home
- Damp and salt: windows, joinery, air-conditioning units and metal wear faster. Ask about maintenance and the condition of the facade.
- Wind: the easterly wind (levante) can blow hard in some spots. Visit the property on different days.
- Beach and erosion: beaches are sometimes replenished after storms. Check how wide the beach in front of the property is, in winter too.
- Summer crowds: parking, traffic and nearby beach clubs can bring noise in July and August.
- Insurance: check the cover for storm and water damage.
- Rentals: seaside homes are popular with holidaymakers, but first check whether holiday rentals are allowed in the building.
What does it cost on top of the price?
The taxes are the same as for any home in Andalusia: 7% transfer tax for a resale home, or 10% VAT plus 1.2% stamp duty for a new build. With notary, registry and lawyer, count on roughly 9 to 10% or 12 to 13% on top of the price. Read the costs of buying. Community fees in a seafront complex with gardens and pools are often higher than inland: ask the owners' association for the breakdown.
How we help
We know the coast between Marbella and Estepona street by street. We tell you honestly which home is really on the sea, which keeps its sea views and where the coastal law applies. We work with independent lawyers and also show you homes that aren't online.
Dreaming of a home by the sea on the Costa del Sol? Tell us your budget and we'll send you a selection on the frontline and with sea views.
Tell us what you are looking forSend us a WhatsAppRead also: buying a house in Andalusia, buying a villa with a pool in Spain, the legal checks and our tax and law guide.
This article is part of our guide to tax and law for property in Spain: all the rules for buying, owning, renting out, selling and inheriting in one place, checked every month.
Frequently asked questions
Can I buy a house on the beach in Spain?
Yes, but the beach itself is public domain. If the home lies in the coastal law's protection zone, it may remain and be renovated, as long as volume, height and floor area don't increase.
What is the protection zone of the Spanish coastal law?
A strip of 100 metres inland from the sea, or 20 metres in areas that were already urban in 1988. In addition, the first 6 metres must remain free for pedestrians.
What does primera línea de playa mean?
Frontline beach: there's no road or building between the property and the beach. It's the scarcest and most expensive type of home.
Where can I find a house by the sea near Marbella?
Mainly on the Golden Mile, in Los Monteros, Río Real, Las Chapas, Elviria, Cabopino, Guadalmina Baja and on Estepona's New Golden Mile.
Is a seaside home a good investment?
Frontline homes are scarce, often hold their value and are popular with tenants. Do factor in higher maintenance and community costs.
Sources
- Ley 22/1988 de Costas and Ley 2/2013 de protección y uso sostenible del litoral (BOE)
- Garrigues, The recent amendment of the coastal law (Ley 2/2013)
- idealista, sales price report for Marbella by district and Estepona, September 2026
Written by the Imagine Marbella editorial team. Updated October 2026. This is general information, not legal advice: always have your situation checked by a gestor or lawyer.
