Eleven 41, Los Flamingos: townhouses and semi-detached villas in Estepona
A small row of 11 three-bedroom homes, each with its own garden and private pool, in the Los Flamingos golf area. Completion is planned for June 2028.
Last updated: 20 October 2026
About Eleven 41
Eleven 41 is not a large complex but a row of 11 homes in Los Flamingos, the golf area between Estepona and San Pedro. You choose between townhouses and semi-detached villas, all with three bedrooms, four bathrooms, a private garden and a private pool. Our listings currently show two homes, at €1,040,000 and €1,150,000. Handover of the keys is planned for June 2028.
What makes this project interesting is the ratio of space to price. The townhouse has 336 m² built, of which 197 m² is usable, plus 125 m² of terrace. The semi-detached villa is slightly larger at 343 m² and sits on a 169 m² plot, against 57 m² of land for the townhouse. That extra land costs €110,000 more. Both types come with two parking spaces and an energy rating of B.
If you want a home with a private pool without the budget for a detached villa, this is a good middle ground. You share a wall with the neighbours, but your outdoor life happens on your own land. The development is gated and the homes come with underfloor heating, air conditioning and home automation. A lift is optional, handy if you want to live comfortably in the home in later years too.
Amenities
- Private pool
- Private garden
- Solarium
- Two parking spaces
- Underfloor heating
- Air conditioning
- Home automation
- Storage room
- Gated development
- Optional lift
Eleven 41 in figures
On paper Eleven 41 is remarkably cheap: €3,224 per m² against a median of €5,038 for 71 new developments in Estepona, about 36% lower. It is also 36% below resale homes in the municipality (€5,021 per m²). Do look closely at the basis of that calculation, though: it uses the built area of 336 m². If you calculate with the 197 m² of usable space, you end up above €5,000 per m². The cheapest home costs €1,040,000. With 10% VAT (€104,000), stamp duty (€12,480), notary (€6,200) and lawyer (€12,600) you pay €1,175,280 in total, about 13% on top of the price. Completion is 20 months away, while the median for new builds in Estepona is 8 months.
| Price | € 1.040.000 |
| VAT (IVA) 10% | € 104.000 |
| Stamp duty (AJD) 1.2% | € 12.480 |
| Notary and land registry (estimate) | € 6.200 |
| Lawyer 1% + VAT (estimate) | € 12.600 |
Around 13.0% on top of the price in total. All purchase costs explained.
Terrace, solarium and garden combined, as a percentage of the living area (median). That is more than 48% of new developments in Estepona. Largest outdoor space: 125 m².
Planned completion June 2028. 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
Los Flamingos lies inland from the Estepona coast, on the eastern side of the municipality, towards San Pedro and Benahavís. The area revolves around the golf course: plenty of greenery, footpaths and a small lake between the villa neighbourhoods. It is a quiet residential area without a real village centre, so you will usually take the car for shopping or a drink on a terrace. The project sits at around 46 metres above sea level. The A-7 and AP-7 are close by, so you can drive easily to Marbella, Puerto Banús or towards Sotogrande.
In daily life it works like this: Lidl is a 3-minute drive or a 15-minute walk. Playa del Saladillo beach is a 4-minute drive or a 25-minute walk. Puerto Banús is 12 minutes away, San Pedro centre 10 and Estepona centre 15. The International School of Estepona is an 8-minute drive, and allow 57 minutes to Málaga airport.
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 Eleven 41 along real roads and footpaths, not as the crow flies.
| Destination | On foot | By car |
|---|---|---|
| Nearest beach (Playa del Saladillo) | 1.8 km, 25 min | 1.8 km, 4 min |
| Supermarket (Lidl) | 1.2 km, 15 min | 1.2 km, 3 min |
| International school (The International School of Estepona) | 2.6 km, 35 min | 6.9 km, 8 min |
| Hospital (Hospital Hospiten de Estepona) | 4.6 km, 6 min | |
| Puerto Banús | 10.3 km, 12 min | |
| Marbella old town | 17.0 km, 21 min | |
| San Pedro town centre | 7.3 km, 10 min | |
| Estepona town centre | 12.1 km, 15 min | |
| Benahavís village | 11.9 km, 15 min | |
| Málaga airport | 70.2 km, 57 min | |
| Gibraltar airport | 56.4 km, 52 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 7.02am on 21 June and sets at 9.41pm, giving 14.7 hours of daylight. On 21 December that falls to 9.7 hours, with the midday sun 30° above the horizon. Eleven 41 sits at around 46 metres above sea level.
No sea views are confirmed for Eleven 41, and the orientation of each home is not in the data. The appeal lies more in the green golf setting. We check for each plot how the garden and pool sit in relation to the sun, because that determines how much time you can spend outside in winter.
Homes and finishes
According to the technical specification, the homes will have thermally broken aluminium window frames, an armoured front door, underfloor heating and indirect LED lighting. The garden gets automatic drip irrigation and there is a home automation system. Before any reservation we always request the full materials list and check what is standard and what costs extra, such as the lift. During construction we monitor progress, and at completion we inspect the home with you, including the pool equipment and drainage.
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 on completion at the notary. Every payment before completion must be covered by a bank guarantee. We will send you the exact payment schedule for Eleven 41 through Privé.
Available homes in Eleven 41
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 |
|---|---|---|---|---|---|---|
| Townhouse | 3 | 4 | 336 m² | 125 m² | – | € 1.040.000 |
| Semi-detached | 3 | 4 | 343 m² | 122 m² | – | € 1.150.000 |
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Our honest verdict on Eleven 41
Strengths
- Every home has its own pool, its own garden and two parking spaces.
- The price per built m² is 36% below the Estepona new-build median.
- With 11 homes the development stays small, with few neighbours and a small owners' community.
- Three bedrooms and four bathrooms, with terraces of up to 125 m² for outdoor living.
- Peaceful golf setting in Los Flamingos, with Puerto Banús a 12-minute drive away.
Points to consider
- Completion is not until June 2028, 20 months away compared with a median of 8 months.
- The beach is a 25-minute walk, so without a car you are not very mobile here.
- The usable area of 197 m² is considerably lower than the 336 m² built area.
- No sea views are confirmed and there is no show home to see the standard of finish.
- The townhouse plot is 57 m², so expect a compact garden around the pool.
Who is Eleven 41 right for?
Eleven 41 suits families and couples looking for a proper house with its own pool, who like living in a green golf setting and are in no hurry to move in. You do need to be happy relying on the car. If you are looking for a lock-up-and-leave apartment, or want to be enjoying it next summer, this project is less suitable. The same goes if sea views are a must.
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 Eleven 41
When will Eleven 41 be completed?
Completion is planned for June 2028. There is no show home and the homes are not yet key-ready. The payment schedule was not in the documents we have seen. We will request it for you before you reserve anything.
Can you spend the winter at Eleven 41?
Yes, the homes will have underfloor heating and air conditioning, which makes all the difference in winter. In December Estepona gets around 9.7 hours of daylight. How much sun your garden gets then depends on the plot. We check that beforehand.
What is the difference between the townhouse and the semi-detached villa?
Both have three bedrooms and four bathrooms. The semi-detached villa has 343 m² built on a 169 m² plot and costs €1,150,000. The townhouse has 336 m² on 57 m² of land and costs €1,040,000.
How much do you pay in total when buying?
For the €1,040,000 home we allow around 13% in additional costs: VAT, stamp duty, notary and lawyer. That brings the total to €1,175,280. The exact amounts depend on your financing and personal situation.
Do I pay more if I buy Eleven 41 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, on a new build you pay 10% VAT (IVA) and 1.2% stamp duty (AJD), plus notary, land registry and lawyer's fees. For the most affordable home in Eleven 41, 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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