Record-Breaking Sale in Marbella East: Frontline Beach Penthouse at €22,107/m²

A duplex penthouse in La Morera Playa, Los Monteros, sold at €22,107 per m², setting a new benchmark within Drumelia’s tracked Marbella East sales dataset (Jan 2024 – Feb 2026). This long-form editorial and market case study looks beyond the headline to explore what sits behind the numbers: genuine beachfront scarcity, quality expectations, how experienced buyers make decisions at the top end of Marbella's property market, and what the data shows across recent comparable transactions.

More than a single sale, it offers a clear and practical insight into pricing, buyer behaviour and why certain frontline homes in Marbella East continue to set the benchmark.

In Marbella, "near the beach" and "on the beach" are not the same thing. True frontline beach properties offer direct access to the sand, protected sea views, and a daily living experience shaped by light, sound and proximity to the water. Those qualities cannot be replicated inland — and they are exactly what drives long-term demand.

From a market perspective, beachfront homes behave differently because supply is structurally limited. Coastal planning protections and the scarcity of available seafront plots mean that, even in strong building cycles, true beachfront inventory remains finite. When demand rises, prices adjust faster and the very best assets often set their own benchmarks.

This is particularly true in the prime segment: high-net-worth buyers are rarely shopping on "value per m²" alone. They are buying scarcity, permanence, privacy and a lifestyle location that remains difficult to replace even with a larger budget.

Marbella East has long appealed to buyers who value space, privacy and a more residential coastal atmosphere. While the Golden Mile and Puerto Banús remain iconic, Marbella East has increasingly proven itself as a prime destination — especially along its beachfront zones such as Los Monteros.

Demand for high-quality beachfront apartments and penthouses has grown as buyer priorities shift toward gated security, turnkey quality, and direct access to the sea, without compromising proximity to Marbella's services. As a result, price ceilings in Marbella East have expanded, and landmark transactions now confirm this evolution.

According to the Spanish Notary Portal, between January 2024 and December 2025, a total of 1,371 property transactions were completed in the area, with an average price of €3,398 per square metre — making the €22,107/m² achieved in this transaction more than six times the local average.

Marbella East market overview: all property types (Jan 2024 – Feb 2026)

Based on our Live Market Report and internal transaction data, the following figures provide a comprehensive snapshot of sales activity and pricing trends across Marbella East during this period.

Apartments and penthouses only: recent sales in Marbella East

Narrowing the data to apartments and penthouses — the most directly comparable segment — gives a sharper picture. Just 5 transactions closed in this category, with an average price per m² of €14,927. Even within this premium subset, the La Morera Playa penthouse outperformed by a significant margin.

Penthouse-to-penthouse: La Morera Playa, Los Monteros

Isolating only penthouse sales in the same community tells a particularly clear story. Two penthouses in La Morera were sold in 2025, and the subject property achieved a 13.3% premium over the earlier comparable — despite being slightly smaller in built area (242 m² vs. 256 m²). The average penthouse price per m² in La Morera stood at €20,810.

Data sourced from Drumelia's Live Market Report. Filter by location, property type and date range to explore current Marbella East market data.

In the ultra-prime apartment segment, location alone is not enough. Buyers also assess the quality of the community: privacy, landscaping, maintenance standards, security, architectural coherence and the "feel" of the environment. This is where La Morera Playa stands out.

Set directly on the beachfront in Los Monteros, La Morera Playa offers a gated setting with 24-hour security, resort-style amenities and a sense of calm that is increasingly difficult to find so close to Marbella centre. Its established reputation also reduces uncertainty for buyers — a key factor at high price points.

This exceptional duplex penthouse offered a level of indoor-outdoor space that is rarely available in apartment living. With 242 m² of interior space and an additional 200 m² of terraces, the property delivered villa-like proportions while benefiting from premium apartment security and convenience.

Its south-west orientation created a bright, open atmosphere and maximised sea views. From both levels, the terraces connected daily life directly to the beach — the defining premium of true frontline living.

Renovated to a very high standard, the home aligned with the expectations of today's prime buyer: a turnkey residence, modern specification, refined finishes and a cohesive design approach that feels current without being trend-driven.

What the buyer valued most (from the agent)

Property specifications

Many luxury listings focus on finishes, brands and aesthetics. At the top end of the market, those are prerequisites, not differentiators. What changes outcomes is the ability to clearly communicate what is truly scarce and non-replicable.

In this case, the strategy centred on a simple reality: true frontline beach penthouses in a gated, prestigious community with direct beach access and villa-scale terraces are extremely limited. There are very few substitutes, and buyers at this level typically understand that waiting for "another one like it" can mean waiting years, if it happens at all.

By matching the property with the right international audience and keeping the narrative focused on irreplaceable value (not just features), the transaction achieved a new benchmark: €22,107 per square metre.

Results

For buyers, this sale reinforces a key principle: the strongest long-term assets are the ones that remain difficult to replace. In Marbella East, true frontline beach property belongs to a small, finite category — and when a best-in-class unit appears, competition can be intense.

For sellers, the case study highlights the importance of positioning. Record outcomes are not achieved by "showing the home" alone. They depend on precise messaging, correct buyer targeting, strong qualification, and a narrative that anchors value in scarcity and permanence — not simply in finishes.

If your focus is Marbella East, explore: Marbella East listings and Los Monteros properties.

What is the record price per m² in Marbella East?

Based on Drumelia’s tracked Marbella East sales dataset (Jan 2024 – Feb 2026), the highest recorded price per square metre is €22,107/m², achieved in July 2025 with the sale of a frontline beach duplex penthouse in La Morera Playa, Los Monteros. This exceeds the area average of €6,910/m² by more than three times.

How much do frontline beach penthouses cost in Los Monteros?

On February 2026, recent penthouse sales in La Morera Playa, Los Monteros, ranged from €4,995,000 to €5,350,000, with prices per m² between €19,511 and €22,107. These figures reflect fully renovated, turnkey units with direct beach access in a gated community. Pricing depends on floor, terrace size, renovation quality, and orientation.

What is the average property price in Marbella East?

Between January 2024 and early 2026, the average selling price across all property types in Marbella East was approximately €2.8 million, with an average price per m² of €6,910. For apartments and penthouses specifically, the average price per m² was higher at €14,927. For current data, visit Drumelia's Live Market Report.

Why is La Morera Playa considered a prime beachfront community?

La Morera Playa in Los Monteros is a gated beachfront community offering 24-hour security, resort-style amenities, well-maintained landscaping and direct access to the sea. It is one of very few frontline beach residential communities in Marbella East that combines privacy with proximity to Marbella centre, which is why it consistently achieves premium pricing.

Is Marbella East a good area to buy property?

Marbella East offers a more residential, spacious and private alternative to the Golden Mile and Puerto Banús, while remaining well connected to Marbella's services. Beachfront property in areas like Los Monteros has seen rising demand and record-level transactions, supported by structurally limited supply. For an up-to-date market overview, explore Drumelia's Live Market Report.

Whether you are buying a beachfront penthouse, searching for sea-view opportunities, or evaluating a strategic sale, our team can advise you with a tailored, data-informed approach.
Contact Drumelia to request a shortlist or discuss your objectives.