by Most villas in Benahavís are placed on a plot. This one is set into it. The architecture follows the natural slope of the land, and the three levels step down with it rather than stacking on top of it — which is the difference between a house with a view and a house that is part of the view.
The property
| Location | La Reserva de Alcuzcuz, Benahavís |
| Price | €7,900,000 |
| Bedrooms | 6 |
| Bathrooms | 6 |
| Built size | 806 m² |
| Plot | 3,082 m² |
| Levels | 3 |
| Orientation | South-west |
| Architect | Tobal Arquitectos |
| Price per m² built | €9,802 |
How the three levels work
Main floor. One open space for living, dining and kitchen, opening directly onto terraces, gardens and the pool — which has a shallow water area at one end. Behind it, a service kitchen, a guest WC and two en-suite bedrooms. Putting two bedrooms on the main floor is unusual in this segment and it is the detail that makes the house work for guests or for family who do not want stairs.
Upper floor. The principal suite with elevated views and direct access to the terraces, plus two more en-suite bedrooms. Every bedroom in the house is en-suite, which is what the six-and-six count actually means.
Lower level. Garage, laundry, storage and technical areas, kept out of sight so the architecture stays clean above. A private lift connects all three levels — not a luxury detail in a house that steps down a slope, but the thing that makes it livable for anyone who does not want to take stairs every time.
What the €9,802 per m² means
The Benahavís median in our listings is €8,718/m², so this villa sits about 12 % above it. That is a smaller premium than the address suggests, and it is explained by size: an 806 m² house spreads the land premium over more floor than a 470 m² villa at €13,404/m².
But treat the number with care. In this segment, price per square metre ignores the plot, the gate, the orientation and what is buildable in front of you. A 3,082 m² plot with a south-west line to the sea is most of what €7.9 million is buying.
Why this location behaves differently
La Reserva de Alcuzcuz sits between forest and sea, inside a gated community, minutes from Marbella and Puerto Banús according to the listing. That combination — gate, trees, sea view and a short drive to Puerto Banús — is the reason Benahavís has no equivalent in Estepona at any price.
It also means the buyer profile is narrow: someone who wants privacy and a view corridor more than they want to walk to a restaurant.
What to ask before viewing
- What is buildable in front of the plot. The view is protected by the plot line, not by the listing text.
- Licence status. Final or provisional.
- Community costs for the last two years, not a projection. Gated communities carry security, gardening and road maintenance.
- What is included. Furniture, landscaping and the lift are sometimes quoted separately.
- Running costs of the pool and the shallow area — a second water surface is a second system to maintain.
Who it suits
A buyer who wants a finished, architect-designed house with all bedrooms en-suite, staff and service circulation separated from family space, a lift to every level, and privacy inside a gate — and who is not optimising for price per square metre.
If you are optimising per square metre, this is the wrong end of the market. The 1,309 m² villa at €8,327/m² does that better.
Compare with everything else in Benahavís, or browse all available listings.
FAQ
Where is La Reserva de Alcuzcuz?
A gated community in the municipality of Benahavís, inland from the New Golden Mile, between San Pedro Alcántara and the Ronda road.
Is the villa finished or off-plan?
It is listed as a new development at a single price of €7,900,000 rather than a range, which usually indicates one unit rather than a multi-phase project. Confirm delivery status with the developer before viewing.
How many bedrooms are on the main floor?
Two, both en-suite. The principal suite and two further en-suite bedrooms are on the upper level.
How was this calculated?
From the listing as published on this site on 25 October 2026: €7,900,000 for 806 m² built on a 3,082 m² plot. Median comparisons use the 180 new-development listings sampled the same day.
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