Las Villas Sotogrande: new-build homes with private pools in San Roque
Patio houses, semi-detached homes and villas with 3 or 4 bedrooms, each with its own pool, next to La Cañada golf course in Sotogrande Alto. Completion March 2028.
Last updated: 20 October 2026
About Las Villas Sotogrande
Sotogrande is not a seaside resort in the classic sense. It is a green, spacious estate with golf courses, a marina and plenty of greenery, just across the provincial border in Cádiz, in the municipality of San Roque. Las Villas is in Sotogrande Alto, the higher part, right next to La Cañada golf course. The development is conceived as a garden with houses: 49 homes set among mature planting, in a gated and guarded community.
There are three types, all on two floors and with two private parking spaces. The patio houses are terraced homes around a private patio with garden, pool and pergola, with 3 en-suite bedrooms upstairs. A patio house with 226 m² built on an 81 m² plot costs €1,014,000. The semi-detached garden houses have 4 bedrooms, one of them on the ground floor. One of these, 268 m² on a 291 m² plot, costs €1,320,000. Finally, there are six detached villas with the same layout on larger plots.
The detached villa in our overview has 268 m² built, a 41 m² terrace and a 466 m² plot, for €1,511,000. All homes have a private pool, a laundry room and energy rating B. The garden houses and villas come with an open upstairs terrace overlooking the golf course. Completion is scheduled for March 2028.
Amenities
- Private pool with every home
- Private garden or patio with pergola
- Two private parking spaces
- Gated and guarded estate
- Laundry room
- Underfloor heating
- Solar panels
- Home automation
Las Villas Sotogrande in figures
Sotogrande is more expensive than the rest of San Roque, and Las Villas sits slightly above that. The median of €4,925 per m² is 11% higher than the 6 new developments in the municipality (€4,419) and 21% higher than resale homes in Sotogrande (€4,082, idealista, September 2026). On the other hand, you are buying a new home with its own pool and modern systems. Going from 3 to 4 bedrooms takes the price from €1,014,000 to €1,320,000, a jump of €306,000 that also includes a larger plot. The patio house costs around €1,145,968 all in: €101,400 VAT, €12,168 stamp duty, €6,100 notary and €12,300 lawyer's fees. The terraces are small, with a median of 15% of the living area; here you live mainly in the garden.
| Price | € 1.014.000 |
| VAT (IVA) 10% | € 101.400 |
| Stamp duty (AJD) 1.2% | € 12.168 |
| Notary and land registry (estimate) | € 6.100 |
| Lawyer 1% + VAT (estimate) | € 12.300 |
Around 13.0% on top of the price in total. All purchase costs explained.
| 3 bedrooms | from €1,014,000 |
| 4 bedrooms | from €1,320,000 |
Terras, solarium en tuin samen, uitgedrukt in procent van de woonoppervlakte (mediaan). Grootste buitenruimte: 63 m².
Planned completion March 2028. 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 and the average asking price of resale homes in Sotogrande according to Idealista, September 2026. Costs are an estimate; we will prepare an exact calculation for you.
Location
Sotogrande Alto is the higher, inland part of Sotogrande, some distance from the marina and the beaches. It is a residential area with large plots, lots of greenery and little through traffic. Las Villas sits at around 73 metres above sea level, next to La Cañada golf course; Real Club Valderrama and La Reserva Club are nearby. Restaurants, shops and nightlife are mainly around the marina, including the Trocadero Sotogrande area.
You will need a car here. Lidl and Sotogrande International School are each a 6-minute drive away, Sotogrande port 11 minutes. You reach La Alcaidesa beach in 16 minutes and La Línea hospital in 21. Gibraltar Airport is 27 minutes away, Estepona 26 and Puerto Banús 41. Allow 81 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 Las Villas Sotogrande along real roads and footpaths, not as the crow flies.
| Destination | On foot | By car |
|---|---|---|
| Nearest beach (Playa de La Alcaidesa) | 11.2 km, 16 min | |
| Supermarket (Lidl) | 3.3 km, 44 min | 3.6 km, 6 min |
| International school (Sotogrande International School) | 3.2 km, 43 min | 3.3 km, 6 min |
| Hospital (Hospital Universitario de La Línea de la Concepción) | 16.8 km, 21 min | |
| Port of La Duquesa | 15.3 km, 19 min | |
| Port of Sotogrande | 7.0 km, 11 min | |
| Casares village | 27.4 km, 33 min | |
| Estepona town centre | 29.0 km, 26 min | |
| Málaga airport | 109.1 km, 81 min | |
| Gibraltar airport | 20.9 km, 27 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. Las Villas Sotogrande sits at around 73 metres above sea level.
Sea views are not confirmed in our data. According to the description, the garden houses look out over the golf course from the upper terrace, with a distant view of the sea; we check this for each plot on site.
Homes and finishes
Technically, this is one of the better-equipped developments in the area. The homes get underfloor heating and aerothermal climate control, with an Airzone system that controls each room separately. Solar panels generate electricity for self-consumption, and there is home automation. The kitchens are delivered fully fitted. We request the full building specifications for you, check exactly what is provided around the pool and pergola, and monitor construction through to completion, including the bank guarantees on your stage payments.
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 Las Villas Sotogrande through Privé.
Available homes in Las Villas Sotogrande
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 | 3 | 226 m² | 32 m² | – | € 1.014.000 |
| Semi-detached | 4 | 4 | 268 m² | 63 m² | – | € 1.320.000 |
| Villa | 4 | 4 | 268 m² | 41 m² | – | € 1.511.000 |
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Our honest verdict on Las Villas Sotogrande
Strengths
- Every home has its own pool and garden, even the entry-level model.
- Location next to La Cañada golf course in a green, gated estate.
- Modern systems: aerothermal energy, underfloor heating, Airzone, solar panels and home automation.
- International school and supermarket a 6-minute drive away.
- Gibraltar Airport 27 minutes away, handy for short stays.
Points to consider
- Completion not until March 2028, so a long off-plan payment period.
- Beach a 16-minute drive away; this is not a seaside home.
- Small terraces; the outdoor space is in the garden or patio.
- Another agent shows different floor areas and prices; we compare the official plans.
- Hospital a 21-minute drive away, in La Línea.
Who is Las Villas Sotogrande right for?
Las Villas is for those looking for a proper house with garden and pool in a quiet, green setting, with golf, riding or sailing on the agenda. Families with children at the international school are also well placed here. If you want to walk to the beach or have a lively street on your doorstep all year round, an apartment closer to the coast is a better choice.
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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Completely confidential. We only share your search with your permission.
Frequently asked questions about Las Villas Sotogrande
Is Sotogrande expensive?
Compared with the rest of San Roque, yes. Resale homes in Sotogrande cost €4,082 per m² on average, and Las Villas is 21% above that. Compared with Marbella, though, Sotogrande remains more affordable for a house with a garden.
How far is Gibraltar from Las Villas Sotogrande?
Gibraltar Airport is about a 27-minute drive away. Allow for waiting time at the border when it is busy.
Which province is Sotogrande in?
Sotogrande is in the municipality of San Roque, in the province of Cádiz, just across the border with the province of Málaga. This has no effect on the VAT on new builds, but it does determine which local authorities are responsible.
Do all the homes have their own pool?
Yes. Patio houses, garden houses and detached villas each have a private pool, with a garden or patio and a pergola.
Do I pay more if I buy Las Villas Sotogrande 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 Las Villas Sotogrande, 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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