PUERTO DEL ALMENDRO PROPERTY GUIDE

Puerto del Almendro is a quiet hillside residential urbanisation in Benahavís, Marbella West, set directly off the A-397 Ronda road. Favoured by international buyers seeking privacy and panoramic views near Los Arqueros, it features asking prices averaging €4,332/m² for apartments and €6,110/m² for houses in Q3 2026, according to CASAFARI Area Insights.

Where is Puerto del Almendro and how is it connected to Marbella West?

Perched on the eastern slopes of the A-397 Ronda road, Puerto del Almendro forms part of the municipality of Benahavís in Málaga province. The urbanisation sits just a couple of kilometres north of the AP-7 toll motorway and immediately below Monte Halcones, offering seamless access to the wider Marbella West property market. It directly borders Los Arqueros Golf & Country Club (0 km away) and lies 1.8 km—approximately a four-minute drive—from El Higueral Golf, while the Blue Flag beaches of San Pedro de Alcántara are a short drive down the hill.

What is daily life like in Puerto del Almendro and who buys here?

Daily life here revolves around elevated Mediterranean and mountain vistas, low-density streets, and mature gardens. Residents enjoy immediate day-to-day convenience at the nearby Monte Halcones commercial centre, which houses a supermarket, pharmacy, cafés, and restaurants, all removed from the noise of the coastal strip. This tranquil setting attracts a sophisticated international community. Official data from the 2025 municipal register (updated October 2026) published by the INE / SIMA municipal demographic profile for Benahavís shows that 6,044 of the 9,765 registered inhabitants—representing 61.89% of the population—are foreign nationals, with British residents forming the largest group at 25.5% of the international community.

Broader provincial demand remains robust. According to closing transaction data published in August 2026 by the Colegio de Registradores Q2 2026 property statistics, foreign buyers accounted for 37.01% of all registered housing purchases in Málaga province in Q2 2026, substantially outpacing the national average of 15.98%.

Housing stock and asking prices in Puerto del Almendro (Q3 2026)

The residential micro-market features a distinct split between low-rise apartment enclaves—such as Cumbre de Los Almendros, Las Terrazas, and Monte Almendros—and gated communities of detached hillside villas in areas like El Capitán and La Resina, which border La Heredia and Los Arqueros. According to CASAFARI Area Insights for zone 316991 (El Higueral, which carries Puerto del Almendro as its official zone alias), queried on 25 October 2026, the average asking price from listings for apartments stood at €4,332/m² in Q3 2026, marking a mild -2.9% year-on-year adjustment from €4,463/m² in Q3 2025. Detached houses and villas in the same zone averaged an asking price level of €6,110/m² in Q3 2026 (note that villa sample sizes are smaller and reflect listing mix rather than a direct year-on-year trend).

These asking-price trends sit alongside broader regional momentum. Official notarised closing prices tracked by the INE Housing Price Index (IPV) for Q2 2026 rose 11.9% year on year across Andalusia in Q2 2026, comprising a 12.5% increase for resale homes and 9.0% for new builds, demonstrating strong underlying transactional activity.

Taxes, tourist licences and residency rules for buyers in 2026

Acquiring property in Andalusia involves specific regional tax frameworks governed by Law 5/2021 and Budget Law 8/2025. Resale homes attract a general 7% Property Transfer Tax (ITP), while professional property traders acquiring homes up to €500,000 for resale within two years benefit from a reduced 2% rate; new-build properties attract 10% VAT plus a 1.2% Stamp Duty (AJD), as outlined by the Junta de Andalucía ITP and AJD tax rates. For wealth taxation, Andalusia applies a 100% regional rebate on net wealth below the state Solidarity Tax threshold (€3 million net wealth plus a €700,000 resident allowance).

Short-term holiday lettings are strictly regulated under Andalusian Decree 31/2024 on tourist housing (VUT). Owners wishing to operate a Vivienda de Uso Turístico must hold a valid First Occupation Licence, secure municipal urban compatibility from Benahavís, meet strict technical standards—such as fixed climate control and a minimum of 14 m² per guest—register in the RTA, and obtain express approval from a three-fifths (3/5) majority of their community of owners. Non-EU buyers should also note that under Organic Law 1/2025 ending the Spanish Golden Visa, Spain repealed the €500,000 real estate residency route on 3 April 2025, leaving non-EU purchasers to rely on the 90/180-day Schengen rule or alternative paths like the Digital Nomad Visa.

How property professionals and investors analyse Puerto del Almendro with CASAFARI

Properties in hillside Benahavís are frequently cross-marketed across multiple agencies under various colloquial names, including El Higueral, Los Almendros, Ronda Road, or Monte Halcones. Advisors and investors use CASAFARI Property Sourcing to deduplicate portal listings and compile accurate historical asking-price records. When preparing valuations or advising clients, professionals combine CASAFARI Area Insights with the property valuation and market study tool to benchmark local asking prices against closing data, a practice explored further in our guide to buying property in Spain and our analysis on combining notary transactional data with asking-price analytics. To explore live comparables, sign in to the CASAFARI platform today.

Frequently asked questions

Where is Puerto del Almendro located in relation to Marbella and Benahavís?

Puerto del Almendro is a hillside residential urbanisation situated within the municipality of Benahavís, directly off the A-397 Ronda road just north of the AP-7 toll motorway. It borders Los Arqueros Golf & Country Club and lies less than two kilometres from El Higueral Golf, placing residents roughly five minutes from San Pedro de Alcántara and ten minutes from Puerto Banús.

What are the property purchase taxes and wealth tax rules when buying in Puerto del Almendro?

Buyers of resale homes in Andalusia pay a flat 7% Property Transfer Tax, while professional property traders acquiring homes under €500,000 to resell within two years qualify for a reduced 2% rate; new builds attract 10% VAT plus 1.2% Stamp Duty. Under Andalusia’s regional tax rules, net assets below the state Solidarity Tax threshold of €3 million benefit from a full 100% regional wealth tax rebate.

Can you get a tourist rental licence (VUT) for a property in Puerto del Almendro?

Yes, provided the property complies with Andalusian Decree 31/2024 and community bylaws. Owners must hold a First Occupation Licence, verify municipal urban compatibility in Benahavís, meet physical standards such as fixed air conditioning and minimum square meterage per guest, register with the RTA, and secure express approval from a three-fifths majority of their owners’ association.

Is the Spanish Golden Visa still available when buying a villa in Benahavís?

No. Spain officially abolished all new real estate Golden Visas on 3 April 2025 under Organic Law 1/2025, bringing an end to the €500,000 property investment residency route. Non-EU buyers purchasing property in Puerto del Almendro now typically utilise the standard 90/180-day Schengen allowance or pursue alternative visas such as the Digital Nomad or Non-Lucrative programmes.

What amenities are available nearby for residents of Puerto del Almendro?

Residents have immediate day-to-day access to the nearby Monte Halcones commercial centre, which serves as a convenient local hub. This centre provides essential services including a supermarket and pharmacy, as well as a selection of cafés and restaurants, allowing residents to enjoy a tranquil environment without sacrificing proximity to modern amenities.

What type of properties can one expect to find in this micro-market?

The residential landscape features a clear division between low-rise apartment enclaves, such as Cumbre de Los Almendros, Las Terrazas, and Monte Almendros, and gated communities of detached hillside villas. Many properties in this area, particularly those bordering La Heredia and Los Arqueros, are highly regarded for their privacy and elevated Mediterranean and mountain vistas.