Estepona East Guide

Estepona East is one of the most sought-after stretches of the Costa del Sol coastline. Known as part of the New Golden Mile, it lies between San Pedro de Alcántara and central Estepona. This area has become a benchmark for luxury beachfront living thanks to its exceptional urbanisations such as Torre Bermeja, Cabo Bermejo, Las Dunas Park, Los Granados and Menara Beach, which combine Andalusian-inspired architecture with the type of facilities you would expect in a five-star resort.

People who choose Estepona East are looking for more than just a holiday destination. They want security, modern services, and a place where they can enjoy life throughout the year. The area offers wide sandy beaches, an expanding coastal walkway, well-known restaurants and beach clubs, top golf courses within minutes, and a full range of schools and healthcare services.

At the same time, it is well connected: Málaga airport is under an hour away, Marbella and Puerto Banús are just along the road, and Gibraltar is within easy reach.

For property buyers, Estepona East represents the very best of Andalusia’s modern real estate. In fact, Guadalmansa, the heart of this area, is currently the most expensive neighbourhood in the region, with prime properties reaching €7,000 to €7,500 per square metre. This reflects the quality of life on offer here as much as the limited supply of true frontline beach developments.

Estepona East covers the coastal stretch running west from Guadalmina (just past San Pedro) to the eastern entrance of Estepona town. Living here means you are equidistant between Marbella and Estepona, enjoying the benefits of both without the downsides of heavy congestion or overdevelopment.

Málaga Airport: Around 80 km, usually 50–55 minutes by car via the AP-7 motorway. A direct bus service from Estepona bus station takes about 1 hour 15 minutes. Gibraltar Airport: Around 45–50 km, 40–50 minutes by car.

Puerto Banús: Around 15 minutes by car.

Estepona town centre: Less than 10 minutes by car, or a pleasant cycle ride along the coastal path.
Most residents use a car day to day, but the Senda Litoral coastal walkway now runs in front of many of the prime communities, linking beaches, restaurants, and residential areas on foot or by bicycle. This means you can walk from Torre Bermeja to Laguna Village or enjoy an evening stroll from Menara Beach into Estepona’s Old Town without needing the car.

Estepona itself has roots as a fishing port and agricultural town, with its whitewashed Old Town still reflecting traditional Andalusian life. The eastern stretch of the municipality was largely undeveloped until the 1990s, when it was identified as a prime residential zone between Marbella and Estepona.

Developments here were deliberately designed to target the high end of the market. Instead of high-rise towers, Estepona East is characterised by low-density, frontline beach complexes with landscaped tropical gardens, lagoon-style pools, spa facilities, and 24-hour security. Torre Bermeja, for example, was one of the first developments in the area to introduce indoor heated pools, fully equipped gyms, and concierge services, setting a new standard for the Costa del Sol.

Cabo Bermejo followed the same model, while Las Dunas Park was created as an ultra-exclusive address with very limited properties.

The identity of Estepona East is shaped by this mix: modern luxury integrated into a natural coastal environment. Unlike Marbella’s busier promenades, the beaches here are quieter and often feel semi-private, especially in front of gated communities.

Guadalmansa, in the centre of Estepona East, is today recognised as the most prestigious and expensive residential zone in Andalusia, surpassing even Marbella’s Golden Mile in average price per square metre. This has been driven by limited supply, international demand, and the unmatched facilities of the top frontline communities.

Life in Estepona East is designed for comfort, security, and convenience. It is one of those rare areas where you can live year-round without feeling cut off, yet you are surrounded by the calm of landscaped gardens and the sea.

Safety and Security
The vast majority of developments in Estepona East are gated communities with 24-hour security. For example, both Torre Bermeja and Cabo Bermejo have controlled entrances, CCTV, and night patrols. This level of security gives peace of mind to families and second-home owners who spend part of the year abroad.

Community Atmosphere
Residents in Estepona East come from all over the world, creating a friendly, international community. English, Spanish, German, French, and Scandinavian languages are commonly heard in daily life. There is a strong sense of neighbourhood inside the urbanisations—many organise community events or seasonal celebrations. For families, the presence of other children in the complexes adds to the appeal.

Shopping and Everyday Services
For everyday needs, supermarkets such as Mercadona and Lidl are within a few minutes’ drive. The Carrefour hypermarket near Estepona town offers a wider selection, while Aldi and Supercor serve the Cancelada area. Pharmacies are also dotted throughout the coast, and many staff speak English.
Banks, petrol stations, and postal services are easily accessible, and gyms are available both within residential complexes and as independent facilities. Yoga and pilates studios are increasingly popular, while personal training services are available both in gyms and privately at home.

Family Environment
Playgrounds and open green areas make Estepona East well suited for families with young children. The coastal path, with its benches and cycle-friendly layout, allows safe walks and bike rides. Families often meet at Sonora Beach or El Saladillo, where children can play while parents enjoy relaxed dining. With several international schools nearby (see earlier section), the area is well adapted to the needs of expatriate families.

Dining and Leisure at Home
One of the unique aspects of Estepona East is that many communities have indoor pools, spa areas, and gyms. This means that even in winter, residents enjoy resort-style facilities at their doorstep. For those who prefer social dining, the choice is wide: from Michelin-starred restaurants in Marbella to tapas in Estepona’s Old Town, both within a 15-minute drive.

Beaches
The coastline here ( Top Beaches Guide) is made up of long sandy stretches interspersed with dunes and rocky coves. Guadalmansa Beach is directly in front of Torre Bermeja and Cabo Bermejo, with calm waters ideal for paddle boarding and swimming. El Saladillo Beach, closer to Cancelada, is popular with families and known for its beach bars. Many sections are less busy than those in Marbella, offering a quieter, more residential feel.

The area has a growing reputation for dining. Tikitano by Besaya, with its striking modernist architecture and panoramic sea views, has long been a landmark restaurant.

The recently relaunched Laguna Village is becoming a hub for high-end leisure, with venues such as Beso Beach and Sublim Beach Club adding a touch of Ibiza-style sophistication. For more casual days, chiringuitos like Sonora Beach serve fresh fish, paella, and cocktails directly on the sand.

Within 10–15 minutes, you can reach Estepona’s marina for seafood restaurants, tapas bars, and international cuisine, or head east to Puerto Banús for fine dining and nightlife.

Day-to-day shopping is covered by supermarkets such as Mercadona, Lidl, and Carrefour, all within short driving distance. The nearby town of Cancelada also has a weekly street market selling fresh produce. The area has its own supermarkets, pharmacies, banks, and gyms.

For larger shopping trips, Marbella’s La Cañada mall and Puerto Banús’ designer boutiques are within 20 minutes, while Estepona town provides a full range of Spanish and international shops.

Estepona East is surrounded by golf courses (Golf Guide). Los Flamingos Golf, with its three 18-hole courses and the Villa Padierna Hotel, is only a few minutes away. El Paraíso Golf Club and Atalaya Golf & Country Club are also close, offering options for all levels of players. Tennis and padel are widely available at local clubs, while water sports centres along the beaches provide equipment rental and lessons.

Many residential complexes in Estepona East are designed as private resorts, with indoor heated pools, gyms, saunas, and even spa facilities within the grounds. For residents, this means an active lifestyle without leaving home.

San Jose Private School in Estepona

Families moving to Estepona East have a strong selection of schools (Guide) within a short drive. These include both international and bilingual Spanish schools:

Atalaya International School: Located near Benahavís, around 15 minutes away. It offers the Spanish curriculum and the International Baccalaureate Diploma, making it popular with both Spanish and international families.

Mayfair International Academy: Based in the Cancelada/Atalaya area, just 10 minutes from most Estepona East communities, following the British curriculum.
The International School Estepona: A British nursery and primary school in El Paraíso, well suited for younger children.

Queen’s British Grammar School: Located in Costa Galera, Estepona, offering IGCSEs and A-Levels, suitable for older students.

Colegio San José: A bilingual Spanish private school with campuses in Estepona and Marbella, known for its strong academic record.
This variety means families can choose between British, Spanish, or international systems. Most schools run bus services covering Estepona East, making daily logistics easier.

Healthcare (guide) is one of the strongest points of living in Estepona East. Residents have access to both the Spanish public health system and a wide network of private hospitals and clinics. Many doctors and specialists speak English or other European languages, making medical care straightforward for international residents.

Health Insurance

Most international residents choose private health insurance to access the private system. Providers such as Sanitas, Cigna, and Bupa Global operate in Estepona, with tailored plans for expats.

Practical Advantage

For a resident in Estepona East, the reality is reassuring:

• You can reach a fully equipped private hospital in under 15 minutes.
• Emergency care is available 24/7 both privately and through the public system.
• English-speaking doctors and specialists are easy to find.

Public Healthcare

• Hospital de Alta Resolución de Estepona (HAR): Located on the eastern entrance to Estepona town, less than 10 minutes from Torre Bermeja or Cabo Bermejo. It offers emergency care, diagnostic imaging, and specialist consultations. For residents registered with the Spanish social security system, services are included.

Private Hospitals and Clinics

Most foreign residents in Estepona East choose private healthcare for its shorter waiting times and multilingual services. Options include:

• Hospiten Estepona: The largest private hospital in the area, located just west of Estepona town. It offers 24-hour emergency services, surgical units, maternity care, oncology, cardiology, and more. Many of the staff speak English, German, and French.
• Quirónsalud Marbella: Around 20 minutes from Estepona East, this hospital is part of Spain’s largest private healthcare group. It is highly regarded for advanced treatments and international patient services.
• HC Marbella International Hospital: Also 20 minutes away, close to Puerto Banús. Known for personalised care, it offers oncology, fertility, and cardiology units, as well as private suites for inpatients.
• Clinica del Río Estepona: A private clinic closer to the town centre offering general medicine, gynaecology, dentistry, and physiotherapy.
• Cenyt Hospital Estepona: Located in Estepona town, this is a modern private hospital with specialties including trauma, dermatology, and plastic surgery. It is well known among expat residents for quick access to specialists.

Pharmacies and Everyday Care

Pharmacies are widespread across Estepona East and most open from early morning until late evening. A 24-hour pharmacy is always available in Estepona town on a rotating system. Many pharmacists speak English and can provide basic advice without the need to see a doctor.

Estepona East has established itself as one of the most prestigious and expensive areas in Andalusia. According to recent reports, Guadalmansa, which forms the heart of Estepona East, is now officially the most expensive neighbourhood in Andalusia, with prices averaging between €7,000 and €7,500 per square metre. Prices have increased by around 50% in the past five years, reflecting strong demand and limited availability of new beachfront developments.

Buyer Profile

The typical buyer in Estepona East comes from Spain, northern Europe (UK, Scandinavia, Benelux, Germany, Switzerland), as well as the Middle East and North America. Many are purchasing second homes, while others are retirees seeking a secure, year-round residence. Increasingly, digital professionals and younger families are also drawn to the area thanks to the combination of reliable internet, international schools, and quality healthcare.

Investment Perspective

Estepona East is also known for being one of the most profitable areas for rental investment on the Costa del Sol. Average rental yields are around 6.5%, the highest in Andalusia for luxury property. Demand for both long-term rentals and short-term holiday lets is strong, particularly in frontline complexes with resort-style facilities.

Types of Properties

1. Beachfront Apartments and Penthouses
   • Found in developments such as Torre Bermeja, Cabo Bermejo, Las Dunas Park, and Menara Beach.
   • These are low-density, secure complexes with tropical gardens, lagoon-style pools, gyms, spas, and direct access to the beach.
   • Apartments usually range from 120 m² to 250 m², with large terraces and sea views.
   • Duplex penthouses often include rooftop solariums with private pools or jacuzzis.
   • Examples:
     • Torre Bermeja properties
     • Cabo Bermejo properties
     • Las Dunas Park Properties
2. Ground-Floor Apartments with Private Gardens
   • Very popular with families or those wanting a “villa feel” inside a community.
   • Some come with private plunge pools.
   • Found in complexes such as Menara Beach and Las Nayades.
   • Example: Menara Beach listings
3. Exclusive Villas and Townhouses
   • Although rare on the beachfront itself, villas are available slightly inland around golf courses such as Los Flamingos Golf and El Paraíso.
   • These homes often offer more privacy, larger plots, and panoramic sea or golf views.
   • Villas range from modern contemporary builds with clean lines and glass façades to more traditional Andalusian-style homes.
4. New Developments
   • While the beachfront is largely consolidated, new projects continue slightly inland or as refurbishments of older complexes.
   • These are designed in contemporary style with open-plan layouts, energy-efficient systems, and modern amenities.

Pricing Guide (2025)

• Beachfront frontline apartments: €1.2M – €3.5M+ depending on size and complex.
• Penthouses with sea views: €2M – €6M in prime gated communities.
• Ground-floor garden apartments: €900,000 – €2.5M.
• Golf-front villas (Los Flamingos / El Paraíso): €1.5M – €7M, depending on size, views, and plot.

Why Estepona East Property Holds Its Value

• Scarcity of beachfront land: New frontline projects are extremely limited.
• Resort-style living: Few other areas combine indoor pools, gyms, spas, and 24-hour security in such a concentration.
• International demand: Consistent interest from buyers across Europe and beyond.
• Year-round rental market: Not only summer holidaymakers, but also long-term residents seeking high-quality rentals.

Estepona East is one of the best-connected stretches of the Costa del Sol, making it highly practical for residents who travel frequently or commute.

Airports
Málaga–Costa del Sol Airport (AGP): About 80 km away, 50–55 minutes by car using the AP-7 toll motorway. This airport is the main hub, with frequent flights to most major European cities and connections beyond.
Gibraltar Airport (GIB): Around 45–50 km, usually 40–50 minutes by car. This smaller airport is used mainly for flights to and from the UK.
Road Connections
The AP-7 motorway runs directly behind Estepona East, allowing fast access to Marbella, Málaga, and the airport.
The A-7 coastal road is free and runs parallel, with more direct exits to local towns and beaches. However, it can be slower due to roundabouts and traffic lights.

Conclusion
Estepona East combines the best of the Costa del Sol lifestyle with the security of a market that continues to grow in prestige and value.

Sandy beaches, an expanding coastal path, golf courses, and leisure facilities of the highest level.
International schools, modern healthcare, and a well-connected location close to Marbella, Puerto Banús, and two airports.

A cosmopolitan yet family-friendly community that enjoys year-round sunshine and services.
For those considering a home or investment on the Costa del Sol, Estepona East is not only one of the most attractive locations today but also one of the safest bets for the future.

Livingstone Estates is the leading specialist in New Golden Mile and Estepona East luxury real estate, with more than 24 years of experience. Our portfolio includes the area’s most prestigious properties, from beachfront penthouses to family villas near golf.

Browse the latest listings:
Torre Bermeja
Cabo Bermejo
Las Dunas Park
Menara Beach
Los Granados del Mar
Las Salinas
Las Nayades

Contact our team today for expert advice and private viewings:
Email: info@livingstone-estates.com
Phone: +34 952 806 417
Office: Urb. Guadalmansa, Edif. Salinas Local 7, Estepona, Málaga