South Sand, Las Mesas: spacious apartments above Estepona town centre
Apartments and penthouses with 3 or 4 bedrooms and more than 160 m², with an indoor pool, putting green and energy rating A. Completion December 2026.
Last updated: 20 October 2026
About South Sand
Lots of square metres for a below-average price: that, in short, is what South Sand offers. The apartments we offer measure 163 to 181 m² and have 3 or 4 bedrooms. The development is in Las Mesas, the hillside neighbourhood just above Estepona town centre, and has 74 homes spread over four buildings. According to the description, there are also smaller 2-bedroom types.
For a development of this size, the facilities are extensive. Outside, there are pools for adults and children set among gardens with a putting green. Inside, there is a heated pool, so you can swim lengths in winter too. There is also a gym, a coworking space and a social room with kitchen, handy for a birthday or a dinner with the neighbours. Every home has its own parking space and storage room, and the residence is gated.
We have three homes on offer: a 3-bedroom first-floor apartment for €795,000, a 3-bedroom penthouse with sea views for €860,000, and a 4-bedroom second-floor apartment for €1,080,000. On other portals you will see different prices and floor areas, often because of a different way of measuring. We are happy to put the plans side by side.
Amenities
- Heated indoor pool
- Outdoor pool for adults
- Children's pool
- Putting green
- Gym
- Coworking space
- Social room with kitchen
- Parking space and storage room
- Gated community
- Energy rating A
South Sand in figures
At €4,886 per m², South Sand is slightly cheaper than average: 3% below the typical new build in Estepona (€5,038) and also 3% below resale homes. For homes of more than 160 m², that is attractive. With VAT, stamp duty, notary and lawyer, the €795,000 apartment costs around €898,440. The step up to 4 bedrooms is steep: €285,000 extra on average. Where it scores less well is outdoor space: at 23% of the living area and with terraces of no more than 42 m², 83% of new builds in the municipality have more outdoor space in proportion. Completion in 2 months, on the other hand, is a clear advantage.
| Price | € 795.000 |
| VAT (IVA) 10% | € 79.500 |
| Stamp duty (AJD) 1.2% | € 9.540 |
| Notary and land registry (estimate) | € 4.800 |
| Lawyer 1% + VAT (estimate) | € 9.600 |
Around 13.0% on top of the price in total. All purchase costs explained.
| 3 bedrooms | from €795,000 |
| 4 bedrooms | from €1,080,000 |
Terrace, solarium and garden combined, as a percentage of the living area (median). That is more than 17% of new developments in Estepona. Largest outdoor space: 42 m².
Planned completion December 2026. 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
Las Mesas is a residential neighbourhood on the hills directly above Estepona's town centre and marina. The development sits at around 69 metres above sea level, which improves the chances of open sea views. Life here is quieter than in the centre, yet you can be there in a few minutes. The surroundings are mainly other residential complexes and houses, with shops and schools in the neighbourhood itself. Bear in mind that the way back from the beach or the centre is uphill.
In concrete terms, Lidl is a 12-minute walk or a 2-minute drive away. A secondary school is 4 minutes away by car. You reach Estepona town centre in a 5-minute drive or a 23-minute walk, and El Cristo beach is just as far. For Estepona hospital, you drive 9 minutes. Puerto Banús is 22 minutes away, Gibraltar 44 and Málaga 63 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 South Sand along real roads and footpaths, not as the crow flies.
| Destination | On foot | By car |
|---|---|---|
| Nearest beach (Playa del Cristo) | 1.7 km, 23 min | 2.1 km, 5 min |
| Supermarket (Lidl) | 910 m, 12 min | 1.1 km, 2 min |
| School (Instituto de Educación Secundaria Mar de Alborán) | 2.2 km, 30 min | 2.4 km, 4 min |
| Hospital (Hospital de Alta Resolución de Estepona) | 5.9 km, 9 min | |
| Estepona town centre | 1.7 km, 23 min | 1.9 km, 5 min |
| Málaga airport | 84.1 km, 63 min | |
| Gibraltar airport | 46.4 km, 44 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 21:41, giving 14.6 hours of daylight. On 21 December you still have 9.7 hours, with the midday sun at 30° above the horizon. South Sand sits at around 69 metres above sea level.
Sea views are confirmed for the third-floor penthouse. Thanks to the elevation of the neighbourhood, other homes also have a chance of open views, but we check that home by home on site.
Homes and finishes
The kitchens are fully fitted with Siemens or Bosch appliances. There is a climate system for heating and cooling, and the exterior joinery is thermally broken aluminium with double glazing. The bathrooms get resin shower trays, glass screens and built-in vanity units. An armoured front door provides security. The energy rating is A. Because completion is so close, we arrange a visit to the building and compare the finishes with the materials list in the 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 South Sand through Privé.
Available homes in South Sand
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 |
|---|---|---|---|---|---|---|
| Apartment | 3 | 2 | 163 m² | 42 m² | – | € 795.000 |
| Penthouse | 3 | 2 | 176 m² | 38 m² | – | € 860.000 |
| Apartment | 4 | 2 | 181 m² | 42 m² | – | € 1.080.000 |
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Our honest verdict on South Sand
Strengths
- Very spacious homes of 163 to 181 m² with 3 or 4 bedrooms.
- Price per m² is 3% below the average for new builds in Estepona.
- Completion in December 2026, within a few months.
- Heated indoor pool, putting green and social room with kitchen.
- Estepona town centre and marina a 5-minute drive away.
- Energy rating A and Siemens or Bosch kitchen appliances.
Points to consider
- Terraces are small relative to the size of the home, 42 m² at most.
- Hillside neighbourhood: the walk back from the beach and the centre is uphill.
- Big price jump to 4 bedrooms, €285,000 extra on average.
- Puerto Banús a 22-minute and Málaga a 63-minute drive away.
- Sea views only confirmed for the penthouse on offer.
Who is South Sand right for?
South Sand suits families and buyers who want plenty of indoor space for their money and see Estepona town centre as their base. The indoor pool also makes it appealing if you plan to spend the winter here. It is less suitable if you mainly live outdoors and want a large terrace or garden, or if you will often be in Marbella. If you are not so steady on your feet, keep the slopes in the neighbourhood in mind.
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 South Sand
When will South Sand be completed?
Completion is planned for December 2026. We follow the final phase of construction, arrange a visit before the deed signing and check the bank guarantees for the amounts already paid.
How far is South Sand from the beach and the town centre?
Estepona town centre and El Cristo beach are each a 5-minute drive or roughly a 23-minute walk away. Because Las Mesas is on a hill, the way back is uphill.
Is South Sand a good place to spend the winter?
Yes. There is a heated indoor pool, the homes have a heating and cooling system, and Estepona town centre stays lively in winter. In December you get almost 10 hours of daylight.
What does an apartment at South Sand cost with all costs included?
With VAT, stamp duty, notary and lawyer, the €795,000 3-bedroom apartment comes to around €898,440. That is some 13% on top of the asking price.
Do I pay more if I buy South Sand 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 South Sand, 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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