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Estepona · 3 to 4 bed · Delivery Q1 2027
Compare · Marbella
Isla Bela vs Royal River
Two new developments in Marbella, some 10 km apart: Isla Bela, priced from €785k to €2.45M plus VAT, and Royal River, priced from €1.2M to €4.5M plus VAT.
Isla Bela is due Q1 2028, while Royal River is due Q2 2028. Entry prices are €415,000 apart, with Isla Bela the lower of the two. Isla Bela has 114 homes and Royal River 15.
- Price range
- €785k to €2.45M + VAT€1.2M to €4.5M + VAT
- Price basis
- Published prices, September 2026Price list, August 2026
- Location
- Nueva Andalucía, Marbella, near Puerto BanúsRío Real, Marbella East
- Status
- Under constructionOff-plan
- Delivery
- Q1 2028Q2 2028
- Homes
- 114 (58 available when checked)15 (12 available when checked)
- Home types
- Apartments and penthousesApartments
- Bedrooms
- 1 to 42 to 3
- Built sizes
- Not published105 to 180 m²
- Payment plan
- €10k reservation, 30% at contract, 10% during construction, 60% at keys, plus VAT15% at contract, 15% during construction, 70% at keys, plus VAT
- Developer
- GestilarGrupo GS
- Architect
- Morph StudiosNot published
- Setting
- Gated, Sea viewsFrontline golf, Sea views, Gated
- Amenities
- Gym, Spa, Indoor swimming pool, Outdoor sports area, Coworking area, Social club, Cinema room, Children's area, Landscaped gardens with native species and palms, Gated community, Walk to shops and restaurants, Sea views, Mountain views, Children's playground, Lift and 24-hour securityCommunal swimming pool, Communal solarium, Spa with sauna, Gym with cardio and strength areas, Garage with automatic door, Storage rooms, Video surveillance, access control and alarms, Residents-only communal areas, Landscaped gardens with irrigation, Lifts to all levels including basement and roof, Mountain views, Frontline golf, Golf views, Sea views, Gated community, Indoor pool and Heated pool
- Last checked
- 21 September 202621 September 2026
 Nueva Andalucía Isla Bela |  Marbella East Royal River | |
|---|---|---|
| Price range | €785k to €2.45M + VAT | €1.2M to €4.5M + VAT |
| Price basis | Published prices, September 2026 | Price list, August 2026 |
| Location | Nueva Andalucía, Marbella, near Puerto Banús | Río Real, Marbella East |
| Status | Under construction | Off-plan |
| Delivery | Q1 2028 | Q2 2028 |
| Homes | 114 (58 available when checked) | 15 (12 available when checked) |
| Home types | Apartments and penthouses | Apartments |
| Bedrooms | 1 to 4 | 2 to 3 |
| Built sizes | Ask for details | 105 to 180 m² |
| Payment plan | €10k reservation, 30% at contract, 10% during construction, 60% at keys, plus VAT | 15% at contract, 15% during construction, 70% at keys, plus VAT |
| Developer | Gestilar | Grupo GS |
| Architect | Morph Studios | Ask for details |
| Setting | Gated, Sea views | Frontline golf, Sea views, Gated |
| Amenities | Gym, Spa, Indoor swimming pool, Outdoor sports area, Coworking area, Social club, Cinema room, Children's area, Landscaped gardens with native species and palms, Gated community, Walk to shops and restaurants, Sea views, Mountain views, Children's playground, Lift and 24-hour security | Communal swimming pool, Communal solarium, Spa with sauna, Gym with cardio and strength areas, Garage with automatic door, Storage rooms, Video surveillance, access control and alarms, Residents-only communal areas, Landscaped gardens with irrigation, Lifts to all levels including basement and roof, Mountain views, Frontline golf, Golf views, Sea views, Gated community, Indoor pool and Heated pool |
| Last checked | 21 September 2026 | 21 September 2026 |
Isla Bela or Royal River: which suits you?
Best if you want
Isla Bela
- A lower entry price, from €785,000 + VAT
- Earlier keys, with delivery in Q1 2028
- More bedrooms, up to 4
- A smaller, easy-care home, from 1 bedroom
Best if you want
Royal River
- A frontline golf position
- A boutique scheme of 15 homes
- More of the price paid at the keys: 70% on completion
- More time to pay in stages before completion (Q2 2028)
Worth comparing too
Developments we rate highly nearby, for buyers looking at these two.
Questions people ask
How do Isla Bela and Royal River compare on price?
Isla Bela is priced from €785k to €2.45M plus VAT and Royal River is priced from €1.2M to €4.5M plus VAT, as checked on 21 September 2026. At entry level the difference is 53%.
Which is ready first, Isla Bela or Royal River?
Isla Bela, by about 3 months. Isla Bela is due Q1 2028 and Royal River is due Q2 2028.
What payment plans do Isla Bela and Royal River offer?
Isla Bela: Reservation: €10,000; private contract: 30%; during construction: 5%, at 6 months; during construction: 5%, at 12 months; deed and keys: 60%, on completion. Stage payments are plus VAT. Royal River: Private contract: 15%; during construction: 15%, deferred; deed and keys: 70%, at the deed. Stage payments are plus VAT.
Where are Isla Bela and Royal River?
Isla Bela is in Nueva Andalucía, Marbella, near Puerto Banús and Royal River is in Río Real, Marbella East, about 10 km apart in a straight line.
Who is developing Isla Bela and Royal River?
Isla Bela is by Gestilar, with architecture by Morph Studios. Royal River is by Grupo GS.