Marbella’s New Urban Plan (PGOM): Buyer & Seller Guide

Marbella approved a new general urban plan on 18 September 2026, updating the broad framework that has guided the city since 1986. Called the Plan General de Ordenación Municipal (PGOM), it sets out how Marbella intends to accommodate homes, public services, transport, green space and future growth.

For anyone buying or selling, the question is what the plan means for a particular home or plot. The PGOM gives Marbella a new citywide direction. It does not, by itself, grant permission for a new villa, approve an extension or settle the legal status of an older building.

What is the new Marbella PGOM?

Think of the PGOM as Marbella’s overall map and planning rulebook. It classifies land, identifies areas to protect and sets the broad framework for infrastructure and development. Marbella is the first Andalusian municipality to approve a PGOM under the region’s LISTA planning law. A separate Plan de Ordenación Urbana (POU) will set out much of the detailed planning for urban areas. That plan is still being prepared. During the transition, some detailed rules under the 1986 plan and previously approved plans may remain relevant where compatible with the new PGOM.

What does the plan change for Marbella?

A more current picture of urban land
The council says the PGOM identifies 53 million m² of urban land, compared with approximately 40 million m² in the earlier framework. This does not mean 13 million m² of land can immediately be built on. What is possible on any plot depends on its designation, detailed planning, infrastructure and permits.

Housing together with services
The plan provides for future homes alongside roads, water, drainage, energy, schools, other facilities and green areas. The council says new growth should be matched with the infrastructure it needs. For Marbella, the plan is therefore about how the whole city functions, as well as where homes may be built.

Affordable housing in relevant developments
The council describes a 20% reservation of residential buildable area for affordable housing in relevant new developments on urban land. It does not mean 20% of every existing villa or apartment building changes use. The number and timing of homes delivered will depend on later planning and construction.

A framework for inherited planning problems
Marbella’s planning history has left some properties with complicated documentation. The mayor has referred to around 18,000 homes affected by that history. The new plan offers a framework for addressing these issues, but it does not automatically legalise an individual property or extension. Its status must be checked against its own licences and records.

Long-term transport and green space
The PGOM makes provision for future transport links, cycling, parking, public spaces and natural corridors between the mountains and coast. These are planning provisions, not confirmed building dates for a road, railway or park.

What should buyers check?

If you are buying a home in Marbella, ask your lawyer and architect to check:
1. The building: Do the title deed, land registry, cadastral description, licences and actual property agree? Are the pool, enclosed terrace, guest house or extra floor documented?
2. The plot: What land use and building limits apply? Could any protection, setback or infrastructure rule affect your plans?
3. Nearby land: What do the applicable plans say about the empty plot next door or the land in front of a valued view? Are there approved or pending projects?
4. Your intended changes: Can you renovate, extend, subdivide or rebuild under the rules applicable now, and which licences would you need?
These checks matter particularly for older villas, plots and properties marketed with “development potential”. Urban land is not the same as permission to build another house.

What should sellers do?

Good documentation makes it easier to answer a buyer’s planning questions. Before marketing, gather the title deed, land registry extract, cadastral record, occupancy documentation and licences for significant works. If records differ, seek legal and technical advice before describing an extension as authorised.

If you are selling land or a renovation opportunity, obtain a current, parcel-specific planning assessment before claiming a number of possible villas or extra floor area. The plan does not automatically increase the value of every Marbella property; value depends on its actual permissions, location, condition and market demand.

What happens next?

The PGOM’s resolution and planning rules must be published in BOPMA for it to enter into force. Marbella will continue preparing the POU, which supplies much of the detailed urban planning. Individual projects will still need the relevant plans, services and licences.

In short: Marbella has approved a new direction for the city. Buyers and sellers should use it as a reason to get a clearer, property-specific answer about planning, rather than assume the same outcome applies to every address. At Dallimore Marbella, we can help you identify the relevant questions and coordinate independent legal and technical checks. Buying or selling in Marbella? Tell us which property or area you have in mind, and we’ll help you understand what to verify.

Frequently asked questions about Marbella’s new urban plan

Has Marbella approved a new urban plan?
Yes. The council definitively approved the PGOM on 18 September 2026. The council says it takes effect the day after its resolution and planning rules are published in BOPMA.

What is the difference between the PGOM and the POU?
The PGOM sets the general planning framework for Marbella. The POU, still being prepared, provides much of the detailed urban planning. Some existing detailed rules can remain relevant during the transition.

Can I build on my plot under the new plan?
The PGOM alone cannot answer that. Check the plot’s designation, building limits, applicable detailed plan, infrastructure requirements and necessary permits with an architect and the council.

Does the plan legalise an older home or unlicensed extension?
No, not automatically. Each building’s documents, licences and planning status need an individual review.

Will Marbella property prices rise because of the PGOM?
There is no automatic citywide price increase. Verified development potential or clearer planning documentation may matter to an individual buyer, but the effect on value depends on the property.

Could a new development block my view?
Possibly, depending on neighbouring land and approved plans. Check the planning designation and any active applications before buying a home for its open outlook.

Does the 20% affordable housing provision apply to my existing home?
No. The council describes it as a reservation of residential buildable area in relevant new urban-land developments, not a requirement to change 20% of existing homes.

Should I wait for the POU before buying or selling?
There is no answer that fits every property. Check the rules that apply at the time of the transaction and whether your plans depend on a future planning change.