Mijas property market: prices, areas and rules in 2026

In Q3 2026, the average asking price in Mijas is €3,904.8/m² for apartments and €3,757.5/m² for houses, according to CASAFARI Area Insights (indexed listings with outliers excluded; asking prices, not transaction prices). Apartment asking prices are up 4.8% year on year but flat on the quarter (-0.1%), their first dip since 2023, while houses are up 7.6%. Because Mijas comprises three distinct places—a hill village, an inland belt and a 12 km coast—a single municipal average hides a wide spread.

A budget of €350,000 in Mijas today puts two very different sets of keys on the table. On the coastal hillside of Calahonda, it buys a compact two-bedroom apartment with a shared pool and a glimpse of the sea. Ten minutes inland in Las Lagunas, the same money secures a three-bedroom townhouse where Spanish families and resident foreigners live year-round.

Where is Mijas, and why is it really three markets?

Mijas covers 148 km² on the Costa del Sol Occidental between Fuengirola and Marbella, about 25 minutes by car from Málaga airport via the A-7 and AP-7 motorways. Rather than a single town, it functions as three separate property markets under one town hall:

• Mijas Pueblo: The white village at 430 metres in the Sierra de Mijas, known for traditional village houses and detached villas on the hillside below.
• Las Lagunas: The dense urban belt that merges seamlessly into Fuengirola. This is the commercial and residential heart where locals and resident expatriates buy primary homes, offering the lowest price per square metre in the municipality.
• Mijas Costa: A 12 km ribbon of low-rise urbanizaciones running from El Chaparral and La Cala de Mijas through Riviera del Sol to Calahonda on the Marbella border, anchored by golf courses such as La Cala Golf, Mijas Golf, Calanova and Miraflores.

The municipality had 95,104 registered inhabitants at 1 January 2025 according to INE official population figures for Málaga municipalities (about 95,000 in round terms). Of those residents, 30,618 are foreign nationals—roughly a third of the population—with British citizens forming the largest group at 24.6% of foreign residents, per the 2025 IECA municipal data sheet for Mijas. Transport remains car-dependent away from the Fuengirola border, where the single Cercanías suburban rail line terminates.

What do homes in Mijas cost per square metre?

In Q3 2026 (queried 23 October 2026), CASAFARI Area Insights records an average asking price of €3,904.8/m² for apartments and €3,757.5/m² for houses in Mijas. These figures represent asking prices across indexed listings with statistical outliers removed, rather than closed transaction prices. Across the municipality, coastal complexes in La Cala de Mijas or Calahonda ask well above the average, while inland flats in Las Lagunas sit below it.

For provincial context, the Colegio de Registradores reported a registered transaction average of about €3,232/m² for Málaga province as a whole in Q4 2025. While transaction data and asking prices are not directly comparable, Mijas consistently trades above the provincial baseline.

Property segment	Q1 2023 asking €/m²	Q3 2025 asking €/m²	Q2 2026 asking €/m²	Q3 2026 asking €/m²	YoY change (Q3 2026)	Change since Q1 2023
Apartments	€2,640.7	€3,727.2	€3,908.6	€3,904.8	+4.8%	+47.9%
Houses	€2,900.8	€3,492.1	€3,717.2	€3,757.5	+7.6%	+29.5%

At the Q3 2026 municipal average, a typical 90 m² two-bedroom apartment carries an asking price of about €351,000 before taxes and purchase costs, while a 180 m² townhouse or villa asks around €676,000.

Are prices in Mijas still rising, or has the market paused?

The Mijas market in 2026 shows a clear split between flats and houses. Apartment asking prices rose 47.9% between Q1 2023 (€2,640.7/m²) and Q3 2026 (€3,904.8/m²), but slipped 0.1% between Q2 and Q3 2026 (from €3,908.6/m²)—the first quarterly dip in the 15-quarter series. Annual growth in apartment asking prices has cooled from +12.2% in Q3 2024 and +18.1% in Q3 2025 to +4.8% in Q3 2026.

Houses have followed a steadier path, rising 29.5% since Q1 2023 (€2,900.8/m²), with year-on-year growth holding at +7.8% in Q3 2024, +7.0% in Q3 2025 and +7.6% in Q3 2026 (+€265.4/m² over the past year, and +1.1% in the latest quarter).

That divergence produced an unusual crossover in late 2025. In Q1 2023, houses asked 9.8% more per square metre than apartments; by Q3 2026, houses ask 3.8% less per square metre than apartments. Compact coastal flats within walking distance of the beach or golf clubhouses now command higher rates per square metre than larger townhouses and villas set further inland.

Regionally, the INE house price index, Q2 2026 (which measures closed transactions rather than asking prices) rose 11.9% year on year in Andalusia and 12.2% across Spain, driven by second-hand homes (+12.5% in Andalusia). Mijas asking prices ran ahead of the regional curve during 2024 and 2025 and are now consolidating, as tracked on our CASAFARI property market trends page. For buyers, that means more room to negotiate on an apartment than a year ago, while villa sellers remain firm.

Who is buying in Mijas, and what are they buying?

Across Málaga province, foreign buyers accounted for 32.8% of all home purchases in 2025—11,827 transactions out of a national record of about 97,500 foreign purchases in Spain—according to Registradores data on foreign buyers by province, 2025. That 32.8% is a province-wide figure, though coastal municipalities like Mijas sit at the heart of this international demand.

Consider a Dutch couple arriving at Málaga airport with €375,000 to spend. In Calahonda or Riviera del Sol, their agent shows them two-bedroom gated apartments with communal pools and sea views; ten minutes away on the edge of Las Lagunas, the same budget opens the door to a modern three-bedroom townhouse with a private garage. They are looking at one municipality, but two completely different buyer markets:

1. International second-home and retirement buyers: British, Dutch, Belgian, German, Scandinavian, Irish and Polish buyers—joined at the upper end by US and Middle Eastern purchasers—focus on two-bedroom coastal flats in La Cala, Riviera del Sol and Calahonda, or golf villas around La Cala Golf and Mijas Golf.
2. Primary-home buyers: Spanish families from Málaga or Madrid and resident foreigners buying in Las Lagunas and Mijas Pueblo, often using a domestic mortgage.
3. Buy-to-let investors: Buyers targeting apartments near the coast or Fuengirola border, who now underwrite their returns on long-term or seasonal contracts rather than short-term holiday lets. See how investors use CASAFARI data to compare these segments.

What taxes and rules apply when you buy in Mijas?

Purchase taxes in Mijas follow Andalusian autonomous law. On a resale property, buyers pay Transfer Tax (Impuesto sobre Transmisiones Patrimoniales, ITP) at a general rate of 7% on the higher of the deed price or the official cadastral reference value, under Ley 5/2021 and the Agencia Tributaria de Andalucía (ITP rates). Reduced rates of 6% (for a primary home up to €150,000) and 3.5% (for buyers under 35, large families or people with disabilities within price limits) exist, though they rarely apply to non-resident buyers. New-build homes pay 10% VAT (IVA) plus 1.2% stamp duty (AJD). As a working rule of thumb, buyers should budget roughly 10% to 12% on top of the purchase price to cover taxes, notary, land registry and independent legal fees.

For non-EU nationals—including British buyers—buying a home in Spain no longer grants residency. The "golden visa" for property purchases of €500,000 or more was abolished on 3 April 2025 under Ley Orgánica 1/2025 in the BOE. Non-EU owners staying beyond 90 days in any 180-day period must apply for a separate visa, such as the non-lucrative visa or the digital nomad visa.

Once you own the property, non-residents pay annual local property tax (IBI) and non-resident income tax (IRNR, on rental income or imputed income when the home is for personal use). When a non-resident sells, the buyer is legally required to withhold 3% of the sale price and pay it to the tax agency on account of capital gains tax.

Can you still let an apartment in Mijas to tourists?

Yes, but the bar is much higher than it was prior to 2025, and buyers should never assume a flat without an existing licence can be put on holiday platforms.

Since 3 April 2025, under Ley Orgánica 1/2025 in the BOE (amending article 17 of the Ley de Propiedad Horizontal), starting a new tourist let in an apartment building requires the express vote in favour of three-fifths of the owners representing three-fifths of the participation quotas. Communities of owners may also vote to apply a surcharge of up to 20% on the common maintenance fees of tourist apartments. Existing lets that were validly registered before 3 April 2025 are not retroactively stripped of their status.

At the regional level, Andalusia's Decreto-ley 1/2025 on housing measures in Andalusia (in force since 24 February 2025) empowers town halls to cap or suspend new tourist-use homes (viviendas de uso turístico) by zone, and requires proof of both urban-planning compatibility and community authorisation to register in the Registro de Turismo de Andalucía (RTA). While Mijas had not enacted a municipal cap as far as could be verified on 23 October 2026, you can read the statement from Mijas town hall on planning-compatibility certificates for tourist lets, which have helped owners of older properties without a first-occupation licence regularise their paperwork.

One point of confusion on many English-language portals is the national registration code (NRUA). In May 2026, the Supreme Court annulled the national single rental registry created by Real Decreto 1312/2024 for lack of state competence over tourism; see the Supreme Court press release on the annulment of the national rental registry (judgment 620/2026 of 19–21 May 2026). In Mijas, the regional RTA registration code is the licence that counts.

How to check a Mijas price before you make an offer

Because Mijas blends urban flats in Las Lagunas with frontline golf and beach homes in La Cala and Calahonda, relying on a single municipal figure can mislead both buyers and sellers. Before making an offer, check the micro-location.

Buyers and their advisers use the Area Insights price series for any Spanish municipality to track how asking prices move by property type, and then test an asking price with Comparables and a market study against current and historical listings on the same street or urbanización, including price reductions and days on market. To avoid missing homes listed with only one local agency, you can see every Mijas listing across portals with Property Sourcing. For broader regional context, compare Mijas with our Malaga property guide and the Spain area guide.

If you are an agent, analyst or developer building your own valuation models, the exact series behind this guide is available through the Area Insights API documentation (query for location id 315929) and the Comparables and valuation API documentation, or you can query the same data from an AI assistant with Casafari MCP. To inspect the live Mijas market or run a valuation yourself, you can create an account on the CASAFARI platform.