Grand Bay, Bahía de las Rocas: A-rated new build in Manilva
Apartments and penthouses with 2 or 3 bedrooms, energy rating A and an on-site show home, on the hill between La Duquesa and Sotogrande. Completion in November 2027.
Last updated: 20 October 2026
About Grand Bay
Let us start with the price, because it stands out straight away. With a median of €5,181 per m², Grand Bay is one of the more expensive new developments in Manilva. But you get a lot in return: energy rating A, air conditioning, electric shutters, solar panels for the communal areas and pre-installation for an EV charging point at every home. There is also a show home, so you can see the finishes before you decide.
According to the description, the development has 90 apartments with 2 or 3 bedrooms and 2 bathrooms, one of them en suite. The homes face south-east or south-west. On the ground floor you have a terrace or garden, on the middle floors a generous terrace and at the top penthouses with a private solarium. The complex is gated, with landscaped gardens, pools, a gym and a social lounge. Every home has an underground parking space and a storage room.
Our list includes six homes, from €375,000 for a 2-bedroom ground-floor apartment to €626,000 for a 3-bedroom penthouse with a 109 m² terrace. Everything will be completed in November 2027. Note: in our data only the two penthouses are listed with sea views, even though the description mentions sea views from most homes.
Amenities
- Pools
- Gym
- Social lounge
- Landscaped gardens
- Secure complex with lift
- Underground parking space
- Storage room per home
- Solar panels for communal areas
- EV charging point pre-installation
- Show home on site
Grand Bay in figures
Grand Bay is clearly more expensive than the market. The median of €5,181 per m² is 34% above that of new builds in Manilva (€3,880, across 11 developments) and 70% above resale homes in Manilva (€3,043 according to idealista, September 2026). The range runs from €4,573 to €6,585 per m²; the highest figure belongs to the €540,000 penthouse with 82 m² indoors and an 86 m² terrace. With the penthouses, you are mainly paying for outdoor space and views. The €375,000 entry-level apartment costs around €423,700 with VAT (€37,500), stamp duty (€4,500), notary (€2,200) and lawyer's fees (€4,500). A third bedroom costs €124,000 extra on average.
| Price | € 375.000 |
| VAT (IVA) 10% | € 37.500 |
| Stamp duty (AJD) 1.2% | € 4.500 |
| Notary and land registry (estimate) | € 2.200 |
| Lawyer 1% + VAT (estimate) | € 4.500 |
Around 13.0% on top of the price in total. All purchase costs explained.
| 2 bedrooms | from €375,000 |
| 3 bedrooms | from €499,000 |
Terrace, solarium and garden combined, as a percentage of the living area (median). That is more than 73% of new developments in Manilva. Largest outdoor space: 109 m².
Planned completion November 2027. For half of the new developments in Manilva, completion is within 8 months.
Calculated by Imagine Marbella on 20 October 2026 from the current supply of 11 new developments in Manilva and the average asking price of resale homes in Manilva according to Idealista, September 2026. Costs are an estimate; we will prepare an exact calculation for you.
Location
Bahía de las Rocas is on the hill above the coast in the west of Manilva, between Punta Chullera and the border with the province of Cádiz. The development sits at around 109 metres above sea level, which explains the views from the upper floors. It is a quiet residential area. For a drink or a meal out, you drive to La Duquesa or Sotogrande. In fact, Sotogrande port is closer here than La Duquesa port.
You reach Sotogrande port in a 10-minute drive and La Duquesa port in 13 minutes. Playa de la Chullera is 9 minutes by car; on foot it is 57 minutes, and uphill on the way back. Eroski is 10 minutes away, La Duquesa Golf 14 and Estepona hospital 20 minutes. Estepona town centre is 25 minutes away, Gibraltar Airport 33 and Málaga Airport 81 minutes.
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 Grand Bay along real roads and footpaths, not as the crow flies.
| Destination | On foot | By car |
|---|---|---|
| Nearest beach (Playa de la Chullera) | 4.2 km, 57 min | 4.1 km, 9 min |
| Supermarket (Eroski) | 5.8 km, 10 min | |
| Golf course (La Duquesa Golf & Country Club) | 7.4 km, 14 min | |
| Hospital (Hospital de Alta Resolución de Estepona) | 14.5 km, 20 min | |
| Port of La Duquesa | 7.3 km, 13 min | |
| Port of Sotogrande | 5.3 km, 10 min | |
| Casares village | 27.4 km, 34 min | |
| Estepona town centre | 19.3 km, 25 min | |
| Málaga airport | 100.1 km, 81 min | |
| Gibraltar airport | 27.2 km, 33 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 7:03 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. Grand Bay sits at around 109 metres above sea level.
According to the description, most homes look towards the sea, facing south-east or south-west. On our list only the penthouses are listed with sea views; for the lower floors we check the view for each home.
Homes and finishes
The finishes are a strong point. The kitchens come fully fitted with appliances, there are built-in wardrobes, and the bathrooms get vanity units, mirrors and shower screens. Air conditioning is actually installed, not just pre-installed. Plus electric shutters, a reinforced front door, aerothermal hot water and energy rating A. Because there is a show home, we go with you on site to see which materials are really used, and compare them with the specifications attached to your contract.
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 Grand Bay through Privé.
Available homes in Grand Bay
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 |
|---|---|---|---|---|---|---|
| Ground floor apartment | 2 | 2 | 82 m² | 30 m² | – | € 375.000 |
| Apartment | 2 | 2 | 82 m² | 32 m² | – | € 420.000 |
| Ground floor apartment | 3 | 2 | 103 m² | 33 m² | – | € 499.000 |
| Penthouse | 2 | 2 | 82 m² | 86 m² | – | € 540.000 |
| Apartment | 3 | 2 | 104 m² | 34 m² | – | € 545.000 |
| Penthouse | 3 | 2 | 103 m² | 109 m² | – | € 626.000 |
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Our honest verdict on Grand Bay
Strengths
- Energy rating A with aerothermal energy, air conditioning and solar panels.
- On-site show home, so you see the finishes before you sign.
- 3-bedroom penthouse with a 109 m² terrace for €626,000.
- South-east or south-west orientation for all homes.
- Sotogrande port a 10-minute drive away.
- Underground parking space and storage room with every home.
Points to consider
- Price per m² 34% above the new-build median in Manilva.
- On our list, only the penthouses have sea views.
- Beach a 57-minute walk away, uphill on the way back: count on using the car.
- Completion in November 2027, later than the Manilva average.
- Supermarket and hospital are a 10- and 20-minute drive away.
Who is Grand Bay right for?
Grand Bay suits buyers who value quality and low energy use more than the lowest price, and who want to live close to Sotogrande without Sotogrande prices. The penthouses appeal to those who spend a lot of time outdoors. If you want the lowest possible price per m² or to live without a car, Manilva has cheaper options closer to the sea.
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 Grand Bay
Is Manilva a good place to live?
For those seeking peace and the sea, yes. Manilva is smaller and cheaper than Estepona and close to Sotogrande and Gibraltar. From Bahía de las Rocas, though, you will need a car.
Is there a show home at Grand Bay?
Yes, there is a show home on site. We are happy to arrange a viewing so you can see the finishes, the kitchen and the view with your own eyes.
How far is Sotogrande from Grand Bay?
Sotogrande port is a 10-minute drive away. Sotogrande itself is in the province of Cádiz, while Grand Bay is just inside Manilva, in the province of Málaga.
What does an apartment at Grand Bay cost all in?
For the €375,000 ground-floor apartment, with VAT, stamp duty, notary and lawyer's fees, allow around €423,700, or 13% on top of the price.
Do I pay more if I buy Grand Bay 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 Grand Bay, 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
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