Costa del Sol Property Market Trends for Spring 2026
The Costa del Sol property market always begins to pick up in spring. Longer days bring more visitors, more viewings and a noticeable lift in activity along the coast. In La Cala de Mijas, it’s one of the busiest times of year, and a good moment to take stock of where things stand.
2025 was a strong year, and 2026 has carried that momentum forward, albeit with a slightly different feel. Prices are still rising, supply remains tight, and international demand is steady. What has changed is the pace of the market, how prepared buyers are when they arrive, and a handful of new rules that anyone buying or letting property here should be aware of.
Prices on the Costa del Sol and in Mijas
Property prices across Málaga province reached record levels towards the end of 2025. Recent data puts the provincial around 15.4% higher than a year earlier.
Closer to home, Mijas has followed a similar trend with 2026 figures up 13.7% year-on-year. As always, that average covers a wide range. Coastal properties in areas such as La Cala de Mijas, Riviera del Sol and El Chaparral continue to command a premium compared to inland or older homes.
From what we’re seeing locally, the data reflects reality. Well-presented, sensibly priced properties in desirable locations are still attracting strong interest. At the same time, homes that are overpriced are taking longer to sell. Older properties in need of full refurbishment, particularly those in well-located areas close to the beach and local amenities, can offer strong investment potential. However, opportunities of this kind are becoming increasingly difficult to find, especially at price levels that still allow for the margins needed to make them worthwhile.
Overall, this points to a more balanced and sustainable market than we’ve seen in recent years.
Who’s buying, and what they’re looking for
Lifestyle remains the main driver for buying on the Costa del Sol, but the way people approach the process has evolved.
Many buyers now arrive having already spent months researching specific areas, developments and price levels. By the time they visit, their enquiries tend to be more focused, and decisions can follow more quickly once the right property is found.
Flexible working continues to play a part. Increasingly, buyers are not just looking for a holiday home, but somewhere they can comfortably spend extended periods. Reliable internet, space to work, and access to year-round amenities now sit alongside more traditional requirements such as outdoor space, proximity to the beach and overall location.
La Cala de Mijas continues to appeal because it offers that balance, a well-connected coastal setting with a strong community feel and everything close at hand.
Financing conditions have also settled compared to the volatility seen a couple of years ago. Following peaks of over 4% in 2023, Euribor rates have eased, and fixed-rate mortgages from Spanish lenders are now typically available from around 2.5%, depending on individual circumstances. As always, terms differ between residents and non-residents, so early advice from a specialist broker is worthwhile.
New rules worth knowing about
There are three recent changes worth being aware of.
- From 3rd April 2025, under Organic Law 1/2025, Spain formally abolished the Golden Visa scheme. Non-EU buyers can still purchase property as before, but a €500,000 purchase no longer provides a direct route to residency. Alternatives such as the Digital Nomad Visa and Non-Lucrative Visa remain available, and in practice this change has had limited impact on lifestyle-driven buyers.
- For those considering holiday rentals, additional regulation has also been introduced. Since 1st July 2025, under Royal Decree 1312/2024, all short-term rental properties must obtain a new Rental Registration Number (NRA/NRUA) before being advertised on platforms such as Airbnb or Booking.com. An annual activity report is also required to be submitted each February along with a small fee of just over €30 including VAT which also then renews your NRUA for another year. It’s a manageable process, but one that needs to be factored in alongside the existing Andalusian tourist licence.
- A further change, and arguably the most important, relates to obtaining the NRUA licence. For any new application, you now need written approval from the community of owners. This must come from a vote held at the 2025 or 2026 Annual General Meeting, with at least 60% of owners in favour of allowing short-term rentals. If a community has voted against holiday lets, new licences will not be issued. In those cases, the only real option is to purchase a property that already has a valid rental licence and NRUA number in place, as these are now tied to the property itself and can be transferred to a new owner.
Supply and connectivity
Supply remains one of the key factors supporting prices. While new developments continue across the Costa del Sol, delivery is not fully keeping pace with demand, particularly for well-located, turnkey properties close to the coast.
Connectivity, however, remains a clear strength. Málaga-Costa del Sol Airport entered its 2026 summer season on 29th March, with 52 airlines operating routes to 156 destinations.
Málaga-Costa del Sol Airport (AGP) also closed 2025 with a record 26.76 million passengers, a 7.4% increase on the previous year, further reinforcing its role as a major international hub. This included 22.25 million international passengers, with the UK continuing to lead demand. In response to this growth, expansion projects are now underway to increase capacity.
For an international market like this, ease of access continues to play an important role in supporting buyer activity.
The wider backdrop
It’s also worth keeping an eye on the broader picture, as external factors increasingly influence activity on the Costa del Sol.
The ongoing conflict involving Iran is one of those factors. Beyond the immediate humanitarian and political impact, it has started to affect travel patterns, energy costs and overall buyer confidence. Rising oil prices are already feeding through into construction and transport costs, which can influence pricing, particularly for new-build developments.
There are also signs of disruption across parts of the Gulf region. Destinations such as Dubai, which have been popular with international second-home buyers in recent years, are seeing a more cautious approach from travellers and investors as a result of regional instability.
In practical terms, that can shift attention back towards established European markets. For many international buyers, the Costa del Sol offers a familiar, accessible and politically stable alternative, particularly for those looking for a second home rather than a purely investment-led purchase.
At the same time, inflation remains a factor to watch. Property has traditionally been seen as a relatively stable store of value during inflationary periods, which tends to support ongoing interest in both resale and new-build homes.
None of these factors operate in isolation, and markets can change quickly. However, the core drivers that underpin demand here, climate, lifestyle, connectivity and a well-established buying process, continue to hold firm.
What this means for buyers and sellers
For buyers, Spring 2026 offers slightly more breathing space compared to the peak activity of 2024 and 2025. Demand is still healthy, but there is often more time to carry out proper research and due diligence. Being prepared remains important, particularly when the right property comes onto the market.
For sellers, conditions are still favourable, provided expectations are realistic. Properties that are priced correctly from the outset, presented well, and aligned with what today’s buyers are looking for tend to achieve the best results.
Demand can vary between La Cala de Mijas, Riviera del Sol, El Chaparral and the wider Mijas Costa area, so local knowledge continues to make a meaningful difference when bringing a property to market.
If you’re thinking about buying or selling on the Costa del Sol, or would simply like an up-to-date view of the market in La Cala de Mijas, the Windsor team is always happy to help.
Call us on +34 952 492 116 or get in touch to discuss your plans. We’ll give you straightforward advice, based on experience and a clear understanding of the local market.