The extraordinary divide in property prices along Andalucia’s coastline has been revealed thanks to a new study.

According to Tinsa by Accumin’s Vivienda en Costa 2025 report, buyers are paying as much as €5,000 per square metre in parts of the Costa del Sol, compared with just €1,900 elsewhere in the region.

The data shows that Malaga is comfortably the most expensive Andalucian province in which to buy a second home by the sea, while Almeria offers the cheapest prices.

Average second-home prices in Malaga province have reached around €4,000/m2, almost €1,750/m2 more than in Almeria.

But even within individual provinces, the differences can be enormous.

Malaga: up to €5,000/m2

The highest prices are, perhaps unsurprisingly, found on the Costa del Sol.

Between Marbella and Manilva, a holiday property costs an average of approximately €5,000/m2.

That would theoretically put a typical 80m2 property at around €400,000.

Prices average €4,350/m2 along the stretch between Torremolinos and Mijas, equivalent to €348,000 for an 80m2 home.

Meanwhile, La Axarquia averages around €4,300/m2.

Across Malaga’s coastal municipalities as a whole – including homes that are not necessarily second residences – the average residential property price is €3,027/m2.

The province-wide figure is €2,600/m2, while Malaga city averages €2,810/m2.

International demand is particularly important to the Costa del Sol market.

According to the report, foreign buyers account for around 50% to 60% of holiday-home purchases across the areas studied in Malaga, although some individual municipalities have a larger domestic market.

Buyers come particularly from the UK, Germany, Belgium, the Netherlands, Nordic countries, Poland and the Middle East.

Tinsa also reports growing demand from Americans.

Cadiz: Sotogrande leads the way

Cadiz is the second most expensive of the provinces analysed, with second homes on its coastline averaging approximately €3,300/m2.

But prices vary dramatically depending on where buyers look.

Sotogrande is the standout market at around €4,500/m2, putting an 80m2 property at a theoretical €360,000.

The coastal stretch from Chiclana to Puerto Real averages around €4,000/m2.

Prices between Tarifa and Conil reach approximately €3,500/m2, while El Puerto de Santa Maria also averages around €3,500/m2.

Between Rota and Sanlucar de Barrameda, the figure falls to around €2,950/m2.

Second-home prices on the Cadiz coast have risen by approximately 11% in a year, according to the report.

Foreign buyers account for between 5% and 30% of holiday-home purchases in the province’s different markets, with international demand led by buyers from the UK, Germany and Russia.

Huelva: significantly cheaper

Cross into Huelva and buyers encounter considerably lower prices.

Holiday properties average around €2,400/m2 between Mazagon and Islantilla, rising slightly to €2,450/m2 around Isla Cristina and Ayamonte.

The difference with neighbouring Cadiz is striking.

Based on the provincial second-home averages cited in the report, an 80m2 property would theoretically cost around €264,000 in Cadiz compared with €192,000 in Huelva – a €72,000 difference.

However, Huelva is experiencing particularly strong price growth.

Coastal prices have increased by almost 15% year-on-year, exceeding the rate recorded in Cadiz.

Almeria: Andalucia’s cheapest coast

The cheapest province for a second home on the Andalucian coast is Almeria, where the average stands at approximately €2,250/m2.

Some areas are significantly cheaper still.

The stretch between Roquetas de Mar and Adra averages just €1,900/m2, meaning an 80m2 property would theoretically come to around €152,000.

Between Vera Playa and Carboneras, the average is approximately €2,000/m2, while the broader Pulpi-to-Carboneras area comes in at €2,100/m2.

Prices rise to around €2,750/m2 between Nijar and Aguadulce.

The figures expose just how dramatically a buyer’s budget can stretch depending on which part of southern Spain they choose.

At the two extremes, an 80m2 holiday home priced at the average €5,000/m2 between Marbella and Manilva would cost around €400,000.

At €1,900/m2 between Roquetas de Mar and Adra, the equivalent calculation comes to just €152,000.

That’s a difference of approximately €248,000 for the same amount of floor space – despite both being on the Andalucian coast.

The study did not include Granada’s Costa Tropical.