Mar de Pulpí Phase 9 Pulpi: Apartments from €170K

Quick answer: Mar de Pulpí is not one development, it is a masterplan that TM Grupo has built out in numbered phases over years, and the number on your contract is the fact that matters. Phase 9 has its own completion date, its own guarantee certificates and its own construction period, while the promenade, landscaping and much of the resort environment shown in the marketing were delivered by earlier phases and already exist. That asymmetry works in your favour on evidence and against you on timing.

Related research: the TM Grupo developer review · Almería coast market analysis · off-plan payment schedules.

Why is the phase number the most important thing on the contract?

Because a phased masterplan splits the thing you are shown from the thing you are buying, and marketing naturally presents the whole.

When you visit, you see a resort: landscaped grounds, a promenade, pools, occupied apartments, people using the facilities. Almost all of that was delivered by phases three through eight. What you would actually be purchasing is a building that does not exist yet, on a plot within the same masterplan, with its own construction programme.

That is not a criticism of the developer; it is how large coastal masterplans are financed and built everywhere. But it produces a specific set of consequences that a single-block purchase does not have.

Question	Answered by the masterplan	Answered by your phase alone
What the finished environment looks like	Yes, visibly	n/a
How the community is run and what it charges	Yes, from existing phases	n/a
When you get keys	n/a	Yes
What protects your staged payments	n/a	Yes, phase-specific certificates
Whether there is a building site next door	Partly	Yes
What the finish quality will be	Strong evidence from earlier phases	Confirmed only at handover

The evidence advantage is real and unusually strong here. Most off-plan buyers assess finish quality from a show unit and a render. A Mar de Pulpí buyer can walk into delivered phases on the same site, built by the same developer, and see how the render, the tiling and the communal landscaping have aged through several Almerían summers. Take a full afternoon and do it, because that opportunity is worth more than any brochure.

What is already built at Mar de Pulpí?

The masterplan occupies a beachfront position at San Juan de los Terreros, the coastal settlement of the municipality of Pulpí at the northern end of the Almería coast, close to the Murcia border.

The development carries more than 70,000 square metres of landscaped grounds and a maritime promenade, with hospitality, commercial and sports zones designed into the plan. Delivered phases carry their own identities, several of them named after flowers, including Los Jazmines, Linara, Los Narcisos and Las Amapolas. Recent delivered phases have run to two-bedroom apartments with one or two bathrooms and three-bedroom apartments with two.

TM Grupo Inmobiliario is an Alicante family company specialising in second homes, with more than 20,000 properties delivered since its founding. On this site that record is checkable rather than asserted.

Masterplan fact	Position
Location	Beachfront, San Juan de los Terreros, Pulpí, Almería
Landscaped areas and promenade	More than 70,000 m²
Additional provision	Hospitality, commercial and sports zones
Delivery model	Numbered phases over several years
Named delivered phases include	Los Jazmines, Linara, Los Narcisos, Las Amapolas
Recent phase unit mix	2-bed with 1-2 baths; 3-bed with 2 baths
Developer	TM Grupo Inmobiliario, 20,000+ homes delivered

Important caveat on phase 9 specifically. Unit count, bedroom mix, completion date and current pricing for phase 9 are not reliably established in public sources at the time of writing, and this page will not guess at them. Those four numbers should come to you in writing from TM Grupo before you reserve, and if a third-party listing quotes them, verify them against the developer rather than against the portal.

How does the Almería coast differ from the Costa del Sol?

This stretch is the quieter, cheaper end of the Spanish Mediterranean, and the trade is explicit.

Málaga province recorded a 32.80% foreign-buyer share of residential transactions in 2025, second only to Alicante’s 43.29%. The Almería coast runs well below both. That single difference drives most of what distinguishes the two markets.

• Entry price: materially lower here for comparable beachfront specification, which is the entire reason buyers look at this coast.
• Buyer competition: thinner, so less pressure to decide quickly and more room to negotiate on extras.
• Exit liquidity: thinner too, and this is the honest cost. A narrower international buyer pool means longer marketing periods when you sell.
• Season length: shorter than the Costa del Sol, which enjoys a milder winter and a longer shoulder.
• Infrastructure: Almería airport serves the region, with Murcia’s Corvera airport also within reach from the northern end of the coast where Pulpí sits.

The masterplan format partly offsets the thin-market problem, because a resort environment with its own promenade, hospitality and sports provision creates demand that a standalone block on the same coast would not. But it does not eliminate it, and a buyer whose plan depends on a quick exit should look at Alicante or Málaga province instead and pay the corresponding premium.

What does the purchase cost, and what protects the payments?

Andalucía applies 10% state IVA plus 1.2% regional AJD on new build, among the lower AJD rates nationally.

Line	On a €170,000 unit	Note
List price	€170,000	Confirm against the phase 9 schedule
IVA at 10%	€17,000	State rate on new build
AJD at 1.2%	€2,040	Andalucía
Notary and land registry	roughly €1,500 to €2,200	Scales with price
Independent legal work	roughly €1,700 to €2,100	Around 1% plus VAT
Indicative all-in	roughly €192,200 to €193,300	Around 13.5% above list

On the protection side, a phased masterplan makes one requirement sharper than usual: your guarantee certificates must reference your phase and your unit, not the development. A developer running nine phases has multiple building licences, potentially multiple promoting entities, and separate financing per phase. A certificate that names “Mar de Pulpí” without identifying the phase and the specific sum is not doing its job.

• Check the promoting entity for phase 9 specifically and confirm it matches the guarantor named on your certificate.
• Require a fresh certificate for every staged payment, not a single letter at contract stage.
• Confirm the building licence reference for phase 9, because a milestone schedule without a licence behind it is a plan rather than a permission.
• Confirm your funding across the whole build, remembering that non-resident lending of 60% to 70% applies to the completion balance rather than to the deposits.

Who should buy into a later phase?

It suits a buyer who wants beachfront at an entry price the Costa del Sol cannot match; a buyer who values being able to inspect delivered phases by the same developer on the same site before committing; and a second-home owner whose horizon is long enough that a thinner resale market is not a live concern.

It does not suit a buyer who needs a quick, liquid exit, because Almería’s international demand is thinner than Alicante’s or Málaga’s. It does not suit anyone who wants a finished environment immediately, because later phases mean ongoing construction within the masterplan. And it does not suit a buyer who will not verify phase-specific facts in writing, because at this scheme the masterplan-level material and the phase-level reality are genuinely different things.

If liquidity matters more than entry price, the Costa Blanca guide covers the province with Spain’s deepest foreign-buyer market. If the appeal is a low coastal ticket specifically, Orihuela Costa is the closest comparison with better resale depth.

What should you verify before reserving?

1. Get phase 9’s unit count, bedroom mix, completion date and price list in writing from TM Grupo.
2. Confirm which legal entity is promoting phase 9 and that it matches the guarantee issuer.
3. Require an individual Ley 57/1968 certificate for each staged payment, naming you, your unit and the exact sum.
4. Obtain the building licence reference for phase 9 and the milestone calendar tied to it.
5. Walk at least two delivered phases. Ask owners about summer heat performance, community charges and any recurring defects.
6. Ask the community administrator what the current charge is per unit type and what the reserve fund holds.
7. Establish what remains unbuilt in the masterplan and where, so you know what will be under construction beside you and for how long.
8. Model the return on a realistic Almería season length rather than a Costa del Sol one, and apply the correct non-resident tax rate for your nationality.
9. At completion, confirm the licencia de primera ocupación is issued for your block, and inspect against the handover checklist.

Insider tip: ask specifically how communal costs are apportioned between delivered and undelivered phases. In a masterplan with shared promenade and landscaping, early owners sometimes carry maintenance for infrastructure that later phases will eventually help fund, and the apportionment rule is set in the community statutes rather than negotiated later.

Frequently Asked Questions

Are the pools and promenade already built? +

Much of the shared environment was delivered by earlier phases, which is why a site visit shows a working resort. Your own building is the part still to be built, so separate what already exists from what you are actually contracting for.

Can I see how earlier phases turned out? +

Yes, and it is the strongest diligence available on this purchase. Delivered phases including Los Jazmines, Linara, Los Narcisos and Las Amapolas stand on the same site. Walk them, look at how finishes have aged, and ask owners what the community charge became.

What are the purchase costs in Almería? +

New build carries 10% IVA plus 1.2% AJD in Andalucía, with notary, registry and legal work adding roughly 1.5% to 2%. On a €170,000 unit budget roughly €192,200 to €193,300 all-in, about 13.5% above list.

How liquid is resale on the Almería coast? +

Thinner than Alicante or Málaga. Those provinces ran 43.29% and 32.80% foreign-buyer shares in 2025; the Almería coast sits well below. Expect a longer marketing period at exit, which is the trade you accept for the lower entry price.

Why does this page not quote phase 9's unit count or completion date? +

Because they are not reliably established in public sources and this page will not guess at them. Those figures should reach you in writing from the developer before you reserve, and any third-party listing quoting them should be verified against the developer directly.

Steps common to every Spanish new build are in the non-resident buyer checklist.