Marbella's new urban plan: the impact on your investment
Marbella has been growing for years. New residential developments, hotels, restaurants, and schools have significantly transformed the city. However, urban planning has not always kept pace with this growth.
On September 18, 2026, the city council gave final approval to the new PGOM (Plan General de Ordenación Municipal), Marbella’s general urban plan that determines where and how construction is permitted. It is the first new urban plan in nearly forty years.
But what does this historic shift mean in practical terms if you own or are looking to buy a home here? Below, we’ve listed the most important changes and figures for you.
From 40 to 53 million square meters of urban land
The most striking figure is the expansion from approximately 40 to 53 million m² of urban land. This does not mean that Marbella will suddenly build on an additional 13 million m². For the most part, these are areas that have long been part of the city but were previously classified differently under urban planning regulations.
According to El Periódico de Marbella, this is the first plan in Andalusia that is fully aligned with the LISTA (the regional land-use planning law) and replaces the 1986 framework. Twenty percent of the buildable area in urban zones is reserved for affordable housing.
The area set to see the most development in the coming years? That’s Marbella East: Río Real, Alicate, Elviria, and Las Chapas.
18,000 cases: greater clarity, but every home remains unique
In addition to the geographic zones, the figure of approximately 18,000 homes also comes up frequently. The new PGOM does not mean that all of those homes are suddenly and automatically legalized. What the plan does, however, is create a clearer framework for many situations that have been difficult to resolve for years due to Marbella’s complex urban planning history.
For owners and buyers, this greater clarity is a positive development. However, the legal and urban planning status of a specific home must still be assessed on a case-by-case basis.
Legal knowledge from day one
At Chapter, we combine market knowledge directly with legal expertise. While we analyze the property, its location, and its market potential, we simultaneously assess its legal and urban planning feasibility. For us, these aren’t two separate steps, but rather a single, cohesive team that evaluates the same acquisition from every angle.
"For us, market knowledge and legal due diligence aren’t two separate steps, but rather a single, cohesive team evaluating the same acquisition. The faster we bring those insights together, the more precise and robust our advice to you will be."
- Annelies Verhaeghe
Marbella continues to grow, with more structure
Sustainable development also requires infrastructure. Roads, water systems, schools, and public facilities must grow alongside the city. The new urban plan is therefore not an end in itself, but a framework for organizing the next phase. This is part of a broader trend we’ve been seeing here for some time, just as with our approach to vacant properties and unfinished projects.
This provides Marbella with a clearer framework for further growth, which opens up new opportunities for those buying here today. You don’t need to learn how to read urban planning documents yourself. Share your wishes with us, and we’ll work with you every step of the way, starting from the very beginning.
