Ocean 11, Bel Air: new-build villas with private pool in Estepona
Eleven villas with 4 or 5 bedrooms on plots of more than 1,000 m², each with its own pool. Completion runs from September 2026 to February 2027.
Last updated: 20 October 2026
About Ocean 11
If you are looking for a new villa in Bel Air that is almost finished, you will soon come across Ocean 11. It is a small, gated group of eleven detached villas, each on two floors. Every home stands on its own plot of around 1,040 m², with a private pool and a double parking space. There are four or five bedrooms, with 350 to 359 m² of built area.
The small number of homes is a key argument here. You share the gate with only ten neighbours, there is no large communal pool crowded in summer, and community fees stay limited. At the same time, that means you get no shared facilities such as a gym or spa: whatever you want, you arrange on your own plot. The villas differ in layout, so it pays to compare the plans plot by plot.
Our overview lists four villas, from €2,550,000 to €2,750,000. The least expensive has 4 bedrooms and the largest terrace in the range: 190 m². According to another agent, payment works like this: €10,000 on reservation, then 30 or 40% in monthly instalments and the balance at the notary. Because completion is so close, that final payment comes round quickly.
Amenities
- Private pool for each villa
- Private garden on approx. 1,040 m²
- Gated community
- Private double parking
- Home automation
- Ducted air conditioning
- Laundry room
- Storage room
- Heating
Ocean 11 in figures
Ocean 11 is no bargain on paper: the median of €7,703 per m² is 53% above the typical new build in Estepona (€5,038) and the same above resale homes. On the other hand, you get a plot of more than 1,000 m² with your own pool, something apartment developments do not offer. For the €2,550,000 villa, allow around €2,881,800 including VAT, stamp duty, notary and lawyer, so 13% extra. Notably, a 5-bedroom villa costs €200,000 more, while another 4-bedroom villa is also priced at €2,750,000. So the price follows the plot and terraces more than the number of rooms. Outdoor space averages 37% of the living area, with peaks of up to 190 m² of terrace.
| Price | € 2.550.000 |
| VAT (IVA) 10% | € 255.000 |
| Stamp duty (AJD) 1.2% | € 30.600 |
| Notary and land registry (estimate) | € 15.300 |
| Lawyer 1% + VAT (estimate) | € 30.900 |
Around 13.0% on top of the price in total. All purchase costs explained.
| 4 bedrooms | from €2,550,000 |
| 5 bedrooms | from €2,750,000 |
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: 190 m².
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
Bel Air lies on the eastern side of Estepona, on the stretch of coast often called the New Golden Mile. It is an established, lived-in villa area with lots of greenery, not a new zone still waiting for shops and services. The neighbourhood sits low, around 26 metres above sea level, a short distance from the coast road. That puts you quickly in Estepona, San Pedro or Puerto Banús, while the streets themselves stay quiet and residential.
Day to day, this is a very practical spot. Lidl is a 1-minute drive or a 10-minute walk. You reach El Saladillo beach in 3 minutes by car or 23 minutes on foot. Hospiten Estepona hospital is 6 minutes away, The International School of Estepona 8. Puerto Banús is 11 minutes away, the centre of Estepona 15. Málaga airport is a 56-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 Ocean 11 along real roads and footpaths, not as the crow flies.
| Destination | On foot | By car |
|---|---|---|
| Nearest beach (Playa del Saladillo) | 1.7 km, 23 min | 1.7 km, 3 min |
| Supermarket (Lidl) | 720 m, 10 min | 750 m, 1 min |
| Golf course (Flamingos Golf) | 1.0 km, 13 min | 3.9 km, 9 min |
| International school (The International School of Estepona) | 2.1 km, 29 min | 6.9 km, 8 min |
| Hospital (Hospital Hospiten de Estepona) | 4.6 km, 6 min | |
| Puerto Banús | 10.2 km, 11 min | |
| Marbella old town | 16.9 km, 20 min | |
| San Pedro town centre | 7.2 km, 10 min | |
| Estepona town centre | 12.0 km, 15 min | |
| Benahavís village | 11.8 km, 15 min | |
| Málaga airport | 70.1 km, 56 min | |
| Gibraltar airport | 56.3 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 7:02 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. Ocean 11 sits at around 26 metres above sea level.
The sellers mention sea views from the upper floor for some of the villas, but our data does not confirm this. We check each villa on site to see what you really see from the upper terrace.
Homes and finishes
According to the description, the villas come with a home automation system, Daikin ducted air conditioning, fully fitted kitchens with top-brand appliances and hard-wearing porcelain tile floors. Windows and doors have extra security. Another agent also mentions zoned underfloor heating, a heat pump with solar panels for hot water and a garden with drip irrigation and fruit trees. The energy rating is B. Because the villas are nearly finished, you can see the finishes on site. We walk through the home with you, check the materials against the contract and draw up a list of snags to be fixed before 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 Ocean 11 through Privé.
Available homes in Ocean 11
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 |
|---|---|---|---|---|---|---|
| Villa | 4 | 4 | 359 m² | 190 m² | – | € 2.550.000 |
| Villa | 5 | 4 | 359 m² | 135 m² | – | € 2.750.000 |
| Villa | 5 | 5 | 355 m² | 130 m² | – | € 2.750.000 |
| Villa | 4 | 4 | 350 m² | 106 m² | – | € 2.750.000 |
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Our honest verdict on Ocean 11
Strengths
- Just eleven villas behind one gate, with plenty of privacy and low community fees.
- Every villa has its own pool and a plot of around 1,040 m².
- Almost ready: completion between September 2026 and February 2027, so little waiting time.
- Beach a 3-minute drive away and supermarket within a 10-minute walk.
- Generous terraces, up to 190 m² on the 4-bedroom villa.
- Private double parking and extra-secure windows and doors.
Points to consider
- Price per m² is 53% above the average for new builds and resale homes in Estepona.
- No shared facilities such as a spa or gym; you rely on your own villa.
- Sea views are mentioned but not confirmed; this needs checking on site for each villa.
- Energy rating B, lower than the A rating of many recent apartment developments nearby.
- Limited stock: only a few villas are for sale, so little choice of position.
Who is Ocean 11 right for?
Ocean 11 is made for families and buyers who really want to live here: plenty of bedrooms, a private garden and pool, and the calm of a small neighbourhood. It also suits those who do not want to wait years for an off-plan build. It is less suitable if you are after a holiday home you can simply lock up and leave, with all facilities shared and maintained. If price per m² is your main yardstick, Estepona has cheaper options.
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 Ocean 11
When will the Ocean 11 villas be completed?
Completion is planned between September 2026 and February 2027, depending on the villa. We request the current construction status for each plot, so you know whether you will get the keys shortly after buying.
How much does a villa at Ocean 11 cost with all costs included?
The €2,550,000 villa costs around €2,881,800 with VAT, stamp duty, notary and lawyer. So allow some 13% on top of the price. A mortgage would add further costs.
Is Ocean 11 in Marbella or in Estepona?
Bel Air belongs to the municipality of Estepona but lies on the Marbella side. That is why it is often sold as Marbella. Puerto Banús is an 11-minute drive, the centre of Estepona 15 minutes.
Can you live in Bel Air all year round or spend the winter there?
Yes. The villas have heating and air conditioning, and Bel Air is a lived-in area with a supermarket, hospital and schools within 10 minutes. In December you still get almost 10 hours of daylight here.
Do I pay more if I buy Ocean 11 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 Ocean 11, 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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