Real Estate Agency in Rota

How much does a property in Rota cost in 2026?

The reference figure is idealista's: 3,248 €/m² in September 2026, down 0.7 % on August and up 2.8 % on a year ago. The all-time high was 3,292 €/m² in October 2025. The market has gone from annual rises of 15–20 % in early 2026 to a much more moderate pace.

Fotocasa gives 2,984 €/m² for September, and Realadvisor 2,780 €/m² in August. The difference comes down to methodology: idealista uses asking prices, while other sources use valuations or different samples. That is why you should always look at the street and not just the average.

• Small apartments near the beach: from about 165,000 € in current listings.
• 2–3 bedroom apartments in Costa Ballena: 335,000–500,000 €.
• Detached houses in Virgen del Mar: from about 470,000 €, with some above 800,000 €.

Costa Ballena: golf, beach and townhouses

This is the most dynamic area. Idealista records 3,712 €/m² in Costa Ballena Golf in September 2026, up 13.9 % on a year earlier and its all-time high. Fotocasa puts Costa Ballena – Largo Norte at 3,558 €/m², up 14.9 % over the year.

Townhouses and semi-detached houses predominate on streets such as Avenida Reina Sofía, Avenida Carla de Orleans or Avenida de la Urta, with a communal pool and garage. There are also apartments in developments such as La Caleta or Ballena Paraíso. The surroundings include the Costa Ballena Ocean Golf Club and hotels such as the Barceló Costa Ballena.

New-build projects are under way: Natura Costa Ballena advertises a second phase of 123 homes, with delivery expected in the fourth quarter of 2026. Quinta Arce Golf is offered with views over the course.

The centre, La Costilla and the old town area

The centre is the choice if you want to live year-round on foot. Idealista gives 3,000 €/m² in Centro – La Costilla in September 2026, up 2.9 % on a year ago, but 7 % below its December 2025 peak.

Here you can buy renovated ground-floor apartments with a patio, duplexes and old multi-storey houses, on streets such as Calvario, Puyana or Santa María del Mar. Some are a few minutes' walk from La Costilla beach. Stock is limited and well-renovated properties sell above the average. It is a market of fine detail: two apartments on the same street can differ by 30 % depending on renovation, orientation or lift.

El Chorrillo, Punta Candor and Bahía Luz: more affordable options

To the south and north of the old town there are neighbourhoods with a better entry price. El Chorrillo – El Molino stands at 2,918 €/m² (idealista, September 2026), with an annual rise of 6.7 %. There are two-bedroom apartments a few minutes from El Chorrillo beach and detached houses below 300,000 €.

In Aguadulce – Almadraba – Punta Candor you will find 200 m² detached houses at around 350,000 € and small apartments with a pool. Bahía Luz – La Forestal has a concentration of new apartment developments on Avenida Juan Pablo II, with 2 bedrooms from about 237,000 €.

These areas offer more room for negotiation and clear comparables for anyone buying on a tight budget.

Renting in Rota: what to expect

The average rent was 11.7 €/m² per month in September 2026 (idealista), 3 % lower than a year earlier and 10.5 % below the peak of 13.1 €/m² in July 2025. Prices change a lot with the season: there is academic-year rental supply from September to June and fortnightly holiday rentals in summer.

• 2-bedroom apartments in the centre: from about 580 €/month.
• 3-bedroom townhouses in Costa Ballena: between 1,200 and 1,800 €/month.
• Penthouses and large houses in Costa Ballena: 2,000–3,000 €/month.

If you are thinking of tourist use, check the registration in the Registro de Turismo de Andalucía: some listings give their VUT code. Before buying with that in mind, verify the licence and the community statutes.

Buyer profile and surroundings

Rota combines year-round residents with second-home buyers. The Estación Naval de Rota, about 8 minutes by car from Costa Ballena, generates rental and purchase demand. Many listings are written in English. This group tends to look for houses with a communal pool and garage, close to the beach and amenities.

Jerez airport is about 40 minutes by car from Costa Ballena. El Puerto de Santa María train station is about 21 minutes away and Jerez about 30. To get to Cádiz or Seville you need a car or a connection at those stations, which matters if you will be working elsewhere.

How we work in Rota

Aurovas is a boutique real estate agency with an office in El Puerto de Santa María, from where we cover Rota. We are not listing our own portfolio here at the moment. We work to order: you tell us what you are looking for (a townhouse in Costa Ballena, a renovated ground-floor apartment in La Costilla, an apartment to rent out) and we scour the market, including properties not yet advertised.

If you are selling, we start from real comparables in your area, not the municipality average. In a place where Costa Ballena and El Chorrillo are about 800 €/m² apart, that difference matters.