Marbella’s New PGOM 2026: What It Means for New Developments and Property Buyers

Marbella definitively approved its new General Municipal Development Plan (PGOM) in September 2026, marking an important step towards updating the planning framework of a municipality whose general planning provisions had continued to rely on a plan approved in 1986.

For anyone considering buying a new-build property in Marbella, the approval is significant. However, it is important to understand exactly what has been approved and, equally importantly, what it does not yet mean.

The new PGOM establishes Marbella’s general urban planning model, but it does not mean that all land included within the new urban framework can be developed immediately, nor that every available plot will become a new residential development.

In this guide, we explain Marbella’s new PGOM, how it relates to the forthcoming Urban Development Plan (POU), which areas are included in the new territorial model and what buyers should check before reserving a new-build property.

What exactly has Marbella approved?

Marbella Town Council definitively approved the new General Municipal Development Plan on 18 September 2026.

It is the first PGOM in Andalusia adapted to the Law for the Promotion of Territorial Sustainability in Andalusia (LISTA) and establishes the municipality’s new general planning framework.

The definitive documentation was published by Marbella Town Council on 24 September 2026.

There is, however, an important legal distinction. According to the municipal documentation, the PGOM will become fully effective following publication of the corresponding resolution and its Urban Planning Regulations in the Official Gazette of the Province of Málaga (BOPMA), entering into force the following day.

It is therefore important to distinguish between the definitive approval of the PGOM and its full entry into force.

PGOM, POU and PGOU: what is the difference?

One of the principal changes introduced by Andalusia’s new planning system is the move away from the previous model based on a single General Urban Development Plan (PGOU) towards two principal planning instruments.

PGOM — General Municipal Development Plan

The PGOM establishes the overall structure of the municipality and its principal territorial planning decisions.

It covers matters related to the city model, general land classification, strategic infrastructure, general systems, territorial protection and the municipality’s future development.

POU — Urban Development Plan

The Urban Development Plan provides the detailed planning of the city.

It is particularly important for understanding how land uses, development parameters, facilities, green spaces and the specific characteristics of individual urban areas will be organised.

Marbella’s POU is still progressing through the planning process.

Therefore, when discussing the possibilities that the new PGOM may create for future property development, general planning should not be confused with an immediate right to build.

Marbella moves from approximately 40 to 53 million m² of urban land

One of the most significant figures associated with the new PGOM concerns the amount of land classified as urban.

According to Marbella Town Council, the new document recognises approximately 53 million square metres of urban land, compared with approximately 40 million square metres under the previous planning framework.

The difference is considerable and provides a more accurate reflection of the physical reality that has developed across Marbella during recent decades.

However, this figure needs to be interpreted carefully.

The fact that the PGOM recognises 53 million square metres of urban land does not mean that 53 million square metres are available for construction, nor that the approximately 13 million additional square metres can automatically become new residential developments.

Individual areas may be subject to planning conditions, infrastructure requirements, detailed planning, protection measures, land management obligations, public land transfers, licences and other administrative procedures.

For a property buyer, therefore, urban land classification is a starting point rather than a guarantee of development.

What could the new PGOM mean for new developments in Marbella?

The new planning framework establishes an updated basis for organising Marbella’s future development.

According to Marbella Town Council, it includes provisions for future developments, public housing, infrastructure, public facilities, green spaces and land intended for economic activity.

The municipal information also establishes a 20% buildability allocation for affordable housing in the urban-land actions to which that requirement applies.

From a new-build property perspective, the new framework may progressively provide greater clarity about where and under what conditions certain developments can take place.

However, an individual property development must still complete all the relevant planning, administrative and technical stages applicable to that particular project.

The approval of the PGOM should therefore not be interpreted as an automatic announcement of new housing supply.

The six main areas in Marbella’s new urban planning framework

The municipal planning framework divides Marbella into six broad areas according to their different urban characteristics:

San Pedro Alcántara · Nueva Andalucía · Nagüeles · Marbella · Río Real · Las Chapas

This division is particularly useful because Marbella does not operate as one homogeneous urban or residential area.

Each part of the municipality has a different residential structure, density, infrastructure and level of consolidation.

San Pedro Alcántara

San Pedro forms one of the main western areas of the municipality and combines an established town centre with residential neighbourhoods, coastal areas and sectors subject to transformation or improvement.

The PGOM documentation identifies different development units, sectors, general systems, facilities and transport infrastructure within this area.

For anyone considering a new-build property here, the new planning framework reinforces the importance of checking not only the individual development but also the planning status of its surroundings.

Nueva Andalucía and Puerto Banús

Nueva Andalucía represents another of Marbella’s major residential areas.

The planning documentation identifies numerous sectors and development units within this area, reflecting the complexity of a location where established residential communities, golf courses, villas, apartments and areas subject to different planning processes coexist.

For buyers, the exact location within Nueva Andalucía can therefore be as important as the characteristics of the property itself.

Nagüeles and the Golden Mile

The Nagüeles area encompasses a particularly established and predominantly low-density part of Marbella and is closely associated with some of the residential areas around the Golden Mile.

In established areas, the new planning framework should not be considered solely in terms of where additional homes could potentially be developed.

Mobility, public facilities, open spaces, infrastructure and the future development of the surrounding urban environment can also be relevant considerations.

For a broader comparison between this part of Marbella and the western corridor towards Estepona, see our Golden Mile vs New Golden Mile comparison.

Marbella Centre

Central Marbella presents very different conditions from the municipality’s larger peripheral residential communities.

Urban regeneration, mobility, public facilities, public spaces and connections between neighbourhoods are particularly important here.

The new planning documentation also identifies different actions and general systems within the central Marbella area.

For buyers who want to live close to shops, services, the beach and year-round city life, understanding these differences can be particularly important when comparing new developments.

Río Real and East Marbella

Río Real is one of the territorial areas specifically considered within the new planning documentation.

Eastern Marbella combines established residential areas, golf, coastal communities and land with different planning situations.

The PGOM Executive Summary identifies specific actions and sectors in Río Real and Alicate, while the wider strategic documentation extends the territorial analysis across the eastern part of the municipality.

This makes it especially important to assess each location individually rather than assuming that every part of East Marbella has the same planning conditions.

Las Chapas

Las Chapas forms the large eastern area of the municipality and includes a variety of residential and coastal locations.

Future planning will need to balance residential and tourism uses with infrastructure, open spaces, public facilities and the protection of relevant territorial elements.

For new-build buyers, once again, the key is to understand the exact location of a development and the planning status of the surrounding land.

What Marbella’s new PGOM does NOT mean for property buyers

This is probably one of the most important points to understand.

Approval of the new PGOM does not mean that every vacant plot can now be developed.

Nor does it mean that every sector included within the new urban model will be developed immediately.

And it does not guarantee a particular development capacity for an individual plot.

Between general planning and the actual construction of a residential development, different detailed planning instruments, land management procedures, urbanisation projects, infrastructure requirements, sector-specific authorisations and building licences may be required.

Buyers should therefore be cautious about statements such as:

“That land will be developed soon.”

“The new PGOM means they can build here.”

“Property values will increase because this is now urban land.”

Statements of this kind should be verified against the planning documentation applicable to the specific plot concerned.

What should a new-build buyer check in Marbella?

The new PGOM provides an updated planning framework, but it does not replace the need to investigate each individual development.

Before paying a reservation deposit or making significant stage payments on an off-plan property, buyers should consider checking, among other matters:

• The identity and financial standing of the developer.

• The planning status of the land.

• The relevant building licence.

• Guarantees covering advance payments.

• The payment schedule.

• Building specifications.

• The status of required infrastructure.

• The expected completion date.

• Documentation required for completion and occupation.

• The planning status of the surrounding area.

That final point may become particularly relevant under the new planning framework.

A property may currently overlook vacant land, for example, but a buyer should investigate the planning status of that land rather than assume that the view will remain unchanged.

For the main checks to carry out before paying a reservation deposit, see our guide to buying off-plan property in Marbella.

PGOM and the First Occupancy Licence are different matters

Another possible source of confusion is the relationship between the new PGOM and the First Occupancy Licence.

They are separate issues.

The planning framework determines the broader urban planning context, while the administrative and legal status of an individual property or development must be checked separately.

Particularly when buying a completed or nearly completed new-build property, buyers should verify the relevant documentation before completing the purchase.

You can read more in our guide to buying a property without an LPO in Marbella.

Could the new PGOM change the future of new-build property in Marbella?

The new PGOM represents an important change because Marbella now has an updated general planning framework adapted to current Andalusian planning legislation.

Its effects on residential development, however, will emerge progressively.

Development of the POU, detailed planning for individual areas, required infrastructure and the processing of specific projects will determine where, when and under what conditions future developments can actually take place.

For a new-build buyer, the PGOM should therefore be understood as one important part of a much broader planning process.

The question is not simply where land exists.

The more useful questions are what can legally be developed in a particular location, what stage of the planning process it has reached and what documentation is available at the time of purchase.

If you are comparing locations and developments, see our complete guide to buying new-build property in Marbella in 2026.

You can also explore new-build properties currently available in Marbella.

Frequently Asked Questions about Marbella’s new PGOM

When was Marbella’s new PGOM approved?

Marbella Town Council definitively approved the General Municipal Development Plan on 18 September 2026. The definitive documentation was published on 24 September. Its full effectiveness is linked to publication of the resolution and Urban Planning Regulations in the BOPMA.

Does the new PGOM replace Marbella’s 1986 PGOU?

The PGOM establishes the new general planning framework adapted to the LISTA. Under the new planning system, urban planning is structured primarily through the PGOM and POU, so it should not simply be understood as replacing one document with another equivalent document.

Does the PGOM mean there will be more new developments in Marbella?

The new planning framework provides a basis for future development, but it does not mean that every plot can be developed immediately. Each project must comply with the detailed planning and relevant urban planning, technical and administrative procedures.

What is the difference between the PGOM and POU?

The PGOM establishes the municipality’s general planning model. The POU provides detailed planning for urban areas, including matters relating to land uses, the characteristics of individual areas and the organisation of the city.

Which areas of Marbella are covered by the new planning framework?

The planning framework divides the municipality into six broad areas: San Pedro Alcántara, Nueva Andalucía, Nagüeles, Marbella, Río Real and Las Chapas. Within them are numerous sectors with different planning situations.

What should I check before buying a new-build property?

In addition to the development documentation, buyers should consider checking the planning status of the land, licences, guarantees covering advance payments, the payment schedule, property specifications and the planning status of the surrounding area. Legal due diligence should always relate to the specific property and development being purchased.

Information updated October 2026. This article is for general information purposes and does not replace specific legal or urban planning advice concerning an individual plot, development or property.