Quick answer: 2 verified new-build developments in Almería are listed on this page from €170k, each verified for the bank guarantee and a written payment schedule before listing. Almeria coast property investment targets value buyers: Mar de Pulpi Phase 9 from €170,000 (TM Grupo), warm climate, and lower tickets than Costa del Sol or Costa Blanca. Spain recorded 714,237 residential transactions in 2025 (+11.5% year on year). Alicante province hit 43.29% foreign buyer share; Málaga 32.80%. Almeria coast carries thinner international liquidity and longer airport drives, but can show stronger gross yield on lower capital if occupancy is realistic. Off-plan requires aval bancario; Golden Visa property route ended 3 April 2025.
This guide covers Pulpi, Mar de Pulpi, value versus Costa del Sol, and buyer due diligence. Read the Mar de Pulpi Phase 9 project review and TM Grupo developer guide.
Buyer hub: Start with our Spain property investment guide, can foreigners buy property in Spain, and Golden Visa ended: what to do now before you reserve any unit.
Almería Property for Sale: Current New-Build Stock
These are the verified developments we can quote on today, with the price the developer is actually selling at. Verified means we matched the promoting entity to the guarantee issuer and obtained the community fee and licence position. Prices move with each release, so treat them as the entry point rather than a fixed figure.
| Development | Type | From | Developer |
|---|---|---|---|
| Mar de Pulpí Phase 9 | apartment | €170 000 | TM Grupo Inmobiliario |
| Terrazas Macenas Mojácar | apartment | €371 000 | Grupo Insur |
Why does the Almeria coast attract value property investors?
Almeria coast municipalities such as Pulpi offer sub-€200,000 new build entry on beach-oriented stock while Costa del Sol and Costa Blanca tickets run two to three times higher on comparable marketing. Spain’s 714,237 residential transactions in 2025 prove national depth, but Alicante (43.29% foreign share, 53,385 deals) and Málaga (32.80%, 36,117 deals) remain deeper exit markets than eastern Andalucia.
Value investors accept trade-offs: Murcia or Almeria airports 60 to 75 minutes away versus Malaga’s 25 to 45 minute Torremolinos link, fewer English-language comparables at resale, and STR markets less mature than Benidorm or Marbella. Mar de Pulpi from TM Grupo packages beach apartments with communal pools at approximately €170,000 entry (June 2026 list marketing).
| Indicator | Almeria coast (Pulpi) | Costa Blanca (Alicante prov.) | Costa del Sol (Malaga prov.) |
|---|---|---|---|
| Foreign share 2025 | Lower than Alicante | 43.29% | 32.80% |
| Provincial deals 2025 | Smaller volume | 53,385 | 36,117 |
| Typical new build entry | From ~€170,000 | From ~€215,000+ (Aedas Estela) | From ~€307,000+ (Aedas Estepona) |
| Airport access | Murcia / Almeria 60 to 75 min | Alicante ~45 to 60 min | Malaga 25 to 55 min |
| Liquidity | Moderate-thin | Strong | Strong |
| Flagship new build | Mar de Pulpi Phase 9 | Multiple Aedas/TM schemes | Kronos Kosmos €405k |
Want Mar de Pulpi pricing, payment stages, and guarantee checks compared to Costa Blanca alternatives? Our advisors reply within one business day.
Request Mar de Pulpi packWhat is Pulpi and the Mar de Pulpi masterplan?
Pulpi is a municipality on the Almeria coast near the Murcia border, hosting TM Grupo’s Mar de Pulpi beach-apartment phases including Phase 9 from approximately €170,000. The masterplan targets Northern European and Spanish domestic buyers seeking affordable coastal second homes or yield plays with lower capital at risk than Calpe or Estepona.
TM Grupo cites 25,000+ homes delivered since 1969 and top-ten Spain developer turnover in corporate materials. Mar de Pulpi extends that pipeline into Andalucia at a price point rare on Invest Spain Property’s Costa del Sol catalogue.
| Mar de Pulpi data point | June 2026 indicative | Source |
|---|---|---|
| Developer | TM Grupo Inmobiliario | Contract header |
| Entry price | From €170,000 | Project review |
| Property type | Beach apartments | Marketing pack |
| Status | Off-plan Phase 9 | Lawyer verification |
| Guarantee law | Ley 20/2015 aval bancario | Bank guarantee guide |
Read the full TM Grupo Inmobiliario developer review before reservation.
How does Almeria coast value compare to Costa del Sol?
Costa del Sol offers Málaga province’s 32.80% foreign buyer share and airport hub economics; Almeria coast offers lower tickets and potentially higher gross yield percentages on smaller capital, with longer resale marketing windows. Kronos Kosmos Torremolinos from €405,000 and One Oak from €563,000 illustrate the Costa del Sol premium over Mar de Pulpi’s €170,000 entry.
Citability block: Almeria property investment in 2026 centres on value coastal stock such as TM Grupo Mar de Pulpi Phase 9 from €170,000. Spain recorded 714,237 residential transactions in 2025. Alicante foreign buyers represented 43.29% of provincial deals versus thinner international share on Almeria coast. Buyers comparing Costa del Sol should note Kronos Kosmos from €405,000 in Torremolinos. Off-plan deposits require aval bancario. Golden Visa property residency ended 3 April 2025.
| Comparison | Mar de Pulpi (Almeria) | Kosmos (Torremolinos) | Azure Icons (Calpe TM) |
|---|---|---|---|
| Entry from | ~€170,000 | ~€405,000 | ~€520,000 |
| Developer | TM Grupo | Kronos Homes | TM Grupo |
| Foreign market depth | Moderate-thin | Strong (Malaga 32.80%) | Strong (Alicante 43.29%) |
| Gross yield potential | Higher % on lower base | 4.5% to 5.5% typical STR band | 4% to 5.5% premium coastal |
| Primary risk | Resale timeline | Density / licence | View premium / fees |
See Costa Blanca vs Costa del Sol comparison and property for sale in Torremolinos for eastern Costa del Sol context.
The Almería coast prices well below the Costa del Sol for comparable new-build specification, and the gap is visible in our own catalogue: Mar de Pulpí by TM Grupo starts at €170,000, against €405,000 for Kosmos in Torremolinos and €307,000 for the Aedas scheme in Estepona. Andalucian tax is identical across all three at 7% ITP on a resale or 10% IVA plus roughly 1.2% AJD on a new build, so nothing in the acquisition arithmetic explains the difference. Alicante province, immediately north, recorded a 43.29% foreign-buyer share in 2025 against a national total of 714,237 transactions. Every off-plan payment here should carry its own aval bancario. Budget 10% to 13% over the price for total acquisition costs, payable in cash at completion rather than financed.
What rental yields can Almeria coast investors expect?
Gross yield can exceed 6% on paper when capital is low and nightly rates optimistic; net yield after IBI, community fees (often €80 to €200+ monthly), management (15% to 25% on STR), vacancy, and NRIT commonly lands 2 to 4 points below gross. Underwrite conservatively on occupancy in secondary coast markets.
Long-let demand exists from Spanish domestic tenants and some expat residents, but STR competes with established Costa Blanca and Costa del Sol inventory with stronger flight connectivity.
| Model | €170,000 unit example | Gross yield | Net considerations |
|---|---|---|---|
| Long-let | €850/month rent | ~6.0% gross | Lower management, stable tenancy |
| STR moderate | €18,000 annual gross | ~10.6% gross | Management, cleaning, vacancy cut heavily |
| STR conservative | €12,000 annual gross | ~7.1% gross | More realistic secondary market |
| Resale focus | Capital gain uncertain | N/A | Longer marketing period |
Use Spain rental yield guide and buy to let Spain guide. National gross benchmark near 5.45% in Q1 2026 aggregated data is not automatic on value coast stock.
Yield on the Almería coast has to be modelled on the months that actually have flights rather than on an annual average, because Almería airport handles a fraction of Málaga’s traffic and much of it is seasonal. That shortens the letting year against the Costa del Sol and it is already reflected in the entry price, with Mar de Pulpí starting at €170,000 against €405,000 for Kosmos in Torremolinos. Andalucian tax is identical at 7% ITP on a resale or 10% IVA plus roughly 1.2% AJD on a new build, and Patrimonio is rebated at 100%. A long let to a resident is the sturdier base case here, and it needs no VFT registration at all. Budget 10% to 13% over the price for acquisition costs, payable in cash at completion rather than financed.
What are pros, cons, and red flags on Almeria coast?
Pros: lowest coastal entry on site (Mar de Pulpi ~€170,000), warm climate, TM Grupo delivery history, potential gross yield on small capital. Cons: thinner foreign-buyer liquidity than Alicante 43.29%, longer airport access, less mature STR management ecosystem, off-plan timing risk.
Pros
- Entry from approximately €170,000 on Mar de Pulpi Phase 9
- TM Grupo family developer since 1969, 25,000+ homes cited
- Lower capital at risk versus €400,000+ Costa del Sol new build
- Warm Almeria microclimate appeals to winter sun buyers
- Andalucia purchase tax framework familiar (10% IVA new build)
Cons
- Resale pools smaller than Alicante or Málaga provinces
- Murcia / Almeria airport drives longer than Malaga hub
- STR management fewer boutique operators than Benidorm or Marbella
- Value markets sensitive to oversupply in specific phases
- Non-EU NRIT at 24% on gross rental compresses net returns
Red flags
- STR yield projections above 10% gross without booking history
- Off-plan payments without individual aval bancario
- Community fee estimates missing from pre-reservation pack
- Distance to services understated in marketing (verify maps)
- Assuming Golden Visa residency via purchase (ended April 2025)
Review due diligence Spain property and developer delay risks Spain.
Insider tip: on any off-plan purchase here, ask for the aval bancario certificate for each stage payment rather than a developer statement that guarantees are in place. The certificate names the guaranteeing entity, the amount and the buyer, and the promoting entity on your reservation contract should match the one on the certificate. A developer who can produce it within a day is running a normal process.
How do non-residents buy on Almeria coast?
Foreign buyers use standard Spanish process: NIE, bank account, independent abogado, notary deed. New build Mar de Pulpi adds staged payments with Ley 20/2015 guarantees. Budget 10% IVA plus ~1.5% AJD plus ~1.5% to 2% professional costs on top of list price.
Spain recorded 714,237 deals nationally in 2025; your exit still depends on local Pulpi comparables, not national averages. Plan 12 to 24 month resale marketing if pricing above recent comps.
| Step | Almeria coast note | Guide |
|---|---|---|
| Lawyer | Independent of TM sales office | Can foreigners buy |
| Off-plan guarantee | Aval bancario each payment | Off-plan Spain |
| STR licence | Confirm VFT path | Andalucia tourism registry |
| Tax planning | NRIT 19% EU / 24% non-EU | Tax adviser |
| Residency | Separate from purchase | Golden Visa ended |
Compare neighbouring property for sale in Murcia coast for alternative value corridors.
Weighing Mar de Pulpi against Costa Blanca TM stock or Costa del Sol Kronos schemes? We can compare net yield assumptions and guarantee paperwork.
Get Free Spain ConsultationAlmeria coast trades lower entry tickets (Mar de Pulpi from roughly €170,000 in June 2026 marketing) against thinner foreign-buyer depth than Alicante. Airport drives to Almeria (LEI) or Murcia (RMU) shape tenant pools. Investors who need fast resale often pair Almeria value entry with a clear long-let or licensed STR plan verified at town-hall level.
Invest Spain Property field notes
What separates municipalities in Almeria Coast is rarely price per square metre. It is licence policy, community statutes and how deep the resale pool is when you eventually want out.
| Check | What we see in 2026 files | Your action |
|---|---|---|
| Municipality rules | STR and rent caps differ by town | Confirm licence path on exact address |
| Net yield model | Gross minus 2 to 3 points typical | Include IBI, community, NRIT |
| Resale depth | Foreign share vs days on market | Two comps within 500 m before offer |
Buyer scenarios
Most purchases in Almeria Coast Property Investment Area Guide for come from three buyer types who want incompatible things from one set of numbers. A yield buyer, a lifestyle buyer with occasional letting, and a pure second-home owner should each read the numbers below differently. Non-resident tax at 19% or 24% and management at 15% to 28% separate them fastest.
Commuter long-let buyer: Targets professionals within 30 to 45 minutes of a major city, underwrites 5 to 8 weeks vacancy, and verifies community STR caps before assuming holiday income.
Exit within five years: Models ITP or IVA on entry against expected plusvalía and agent commission at resale, and confirms no developer restriction on assignment during construction if buying off-plan.
Risks and red flags
Most Almeria Coast Property Investment Area Guide for problems announce themselves before completion. The signals below account for the overwhelming majority of foreign-buyer losses here, and each is verifiable in days rather than weeks. Any one of them means stop and check before another euro moves, not after.
- Water infrastructure: the Almería coast is Spain’s driest corridor. Confirm the municipal water supply and any restriction history before buying a property with a pool or garden.
- Phase-led resorts: Mar de Pulpi and similar schemes deliver over many years, so early phases live alongside active construction and resale competes against the developer’s own new stock.
- Seasonal demand: San Juan de los Terreros and Mojácar concentrate rental income into a short summer. An annual gross yield of 6% can mean four strong months and eight weak ones.
- Distance from the airport: Almería airport has thin winter routes. Check the actual connection for your target rental market before assuming year-round occupancy.
Closing verification checklist
Before any money moves on Almeria Coast Property Investment Area Guide for, six documents settle the question, and none of them takes longer than a few days. Budget 10% to 13% over the price for tax, notary, registry and independent legal work, and treat every item below as a condition of the arras contract rather than an afterthought.
- Confirm autonomous community tax rate on your exact purchase type before offer.
- Request three years of IBI receipts and community accounts on resale with tenant in place.
- Model NRIT on net rent with qualified cross-border advice for UK or EU residency.
- Verify plusvalía and capital gains treatment on your planned hold period.
- Keep notary, registry, and legal invoices for deductibility and future resale due diligence.
- Match payment beneficiary to contract party on every transfer.
Market context for 2026
Almeria coast offers some of Spain lowest Mediterranean entry tickets but lower foreign-buyer intensity than Alicante or Málaga. Airport access via Almeria (LEI) or Murcia (RMU) shapes tenant pools for long-let and licensed STR models. Resale can take longer than Costa Blanca corridors; price discipline at offer matters more than in 43.29% foreign-share markets.
Spain recorded 714,237 residential transactions in 2025 (+11.5% year on year). Foreign buyers accounted for about 13.82% nationally, with Alicante at 43.29% and Málaga at 32.80% provincial foreign share in Registradores data. Use municipality-first comps, not national averages, before you bind a deposit.
Liquidity and exit timing
Almeria resale can take 90 to 180 days longer than Alicante hotspots when pricing 5% above recent registrador comps. Foreign buyers should confirm airport seasonality (LEI winter charter gaps) before assuming year-round STR occupancy above 60%.
Pair Mar de Pulpi pricing with TM Grupo guarantee checks and independent lawyer review of urbanisation statutes. Budget six months of IBI and community reserves before you assume immediate rental income on delivery. Compare registrador comps in Pulpi and Mojácar before you bind a reservation deposit.
Also on the Market: Listed Developments
These are developments we have not yet run through our own checks. The figures below are the developer’s own published release data, recorded on the date shown. We have not verified the bank guarantee wording, the promoting entity, the community fee estimate or the licence position on these, which is the difference between this table and the one above. Ask us and we will run those checks against a specific unit before you commit to anything.
| Development | Location | Homes | From | Developer | Source |
|---|---|---|---|---|---|
| Swing Golf | Pulpí, Almería | 54 | €179 000 | Metrovacesa | published 2026-09-06 |
| Mar de Pulpí, Phase 7 | Pulpí, Almería | n/a | €222 000 | TM Grupo Inmobiliario | published 2026-09-06 |
| Mar de Pulpí, Phase 8 | Pulpí, Almería | n/a | €258 000 | TM Grupo Inmobiliario | published 2026-09-06 |
| Villalán | Almería | n/a | €264 000 | AEDAS Homes | published 2026-09-06 |
| Las Villas de Mar de Pulpí, Phase 2 | Pulpí, Almería | n/a | €383 000 | TM Grupo Inmobiliario | published 2026-09-06 |
| Mar de Pulpí, Phase 6 | Pulpí, Almería | n/a | on request | TM Grupo Inmobiliario | published 2026-09-06 |
Frequently Asked Questions
Almeria coast suits value-focused buyers who accept thinner resale liquidity than Alicante (43.29% foreign share in 2025) or Malaga (32.80%) in exchange for lower entry tickets. Mar de Pulpi Phase 9 lists from approximately €170,000. Gross yields can look attractive on paper; net returns depend heavily on management, occupancy, and community fees.
Mar de Pulpi is TM Grupo Inmobiliario's beach-apartment masterplan near Pulpi on the Almeria coast. Phase 9 on Invest Spain Property starts near €170,000 in June 2026 marketing, making it one of the lowest-priced coastal new build promotions on the site.
Almeria value stock often starts under €200,000 on new build, versus Kronos Kosmos Torremolinos from €405,000 and Aedas Estepona hub from €307,000. Costa del Sol offers higher foreign-buyer depth (Málaga 32.80% in 2025) and faster resale in many nodes. Almeria trades price for liquidity and airport access time.
TM Grupo Inmobiliario, founded 1969 in Torrevieja with 25,000+ homes delivered per corporate materials, promotes Mar de Pulpi Phase 9. Buyers must verify individual aval bancario on off-plan payments under Ley 20/2015 despite the developer's long track record.
Yes for short-term holiday letting on platforms like Airbnb in Andalucia. Rules follow Junta de Andalucia VFT framework similar to Costa del Sol, but municipal enforcement and saturation differ by town. Confirm licence feasibility for your exact building before underwriting STR income.
Yes. Spain allows foreign ownership without nationality limits. You need NIE, Spanish bank account, and independent lawyer. Golden Visa property residency ended 3 April 2025. Spain recorded 714,237 residential transactions in 2025 nationally, but Almeria coast remains a secondary market versus Alicante's 53,385 provincial deals.
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