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Estepona · 3 to 4 bed · Delivery Q1 2027
Compare · Marbella
Royal River vs The List
Two new developments in Marbella East, Marbella: Royal River, priced from €1.2M to €4.5M plus VAT, and The List, priced from €1.89M to €4.95M.
Royal River is due Q2 2028, while The List is key ready now. Entry prices are €690,000 apart, with Royal River the lower of the two. Royal River has 15 homes and The List 27.
- Price range
- €1.2M to €4.5M + VAT€1.89M to €4.95M
- Price basis
- Price list, August 2026Price list revised 8 September 2026
- Location
- Río Real, Marbella EastRío Real, Marbella East
- Status
- Off-planKey ready
- Delivery
- Q2 2028Key ready
- Homes
- 15 (12 available when checked)27 (3 available when checked)
- Home types
- ApartmentsSemi-detached houses and villas
- Bedrooms
- 2 to 34 to 6
- Built sizes
- 105 to 180 m²Not published
- Payment plan
- 15% at contract, 15% during construction, 70% at keys, plus VAT€50k reservation, balance at keys
- Developer
- Grupo GSGrupo Top Gestión
- Architect
- Not publishedIsmael Mérida
- Setting
- Frontline golf, Sea views, GatedSea views, Gated
- Amenities
- 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 poolCommunal outdoor pool with sea views, Gym, Turkish bath and sauna, Massage room, Changing rooms and toilets, Communal terrace area, Coworking space, Landscaped gardens and wide pathways, Gated estate with gatehouse, 24-hour security guard, CCTV around the perimeter, entrance and garage, Concierge service for residents, Underground garage with single vehicle entrance, Sea views, Gated community and Spa
- Last checked
- 21 September 20264 October 2026
 Marbella East Royal River |  Marbella East The List | |
|---|---|---|
| Price range | €1.2M to €4.5M + VAT | €1.89M to €4.95M |
| Price basis | Price list, August 2026 | Price list revised 8 September 2026 |
| Location | Río Real, Marbella East | Río Real, Marbella East |
| Status | Off-plan | Key ready |
| Delivery | Q2 2028 | Key ready |
| Homes | 15 (12 available when checked) | 27 (3 available when checked) |
| Home types | Apartments | Semi-detached houses and villas |
| Bedrooms | 2 to 3 | 4 to 6 |
| Built sizes | 105 to 180 m² | Ask for details |
| Payment plan | 15% at contract, 15% during construction, 70% at keys, plus VAT | €50k reservation, balance at keys |
| Developer | Grupo GS | Grupo Top Gestión |
| Architect | Ask for details | Ismael Mérida |
| Setting | Frontline golf, Sea views, Gated | Sea views, Gated |
| Amenities | 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 | Communal outdoor pool with sea views, Gym, Turkish bath and sauna, Massage room, Changing rooms and toilets, Communal terrace area, Coworking space, Landscaped gardens and wide pathways, Gated estate with gatehouse, 24-hour security guard, CCTV around the perimeter, entrance and garage, Concierge service for residents, Underground garage with single vehicle entrance, Sea views, Gated community and Spa |
| Last checked | 21 September 2026 | 4 October 2026 |
Royal River or The List: which suits you?
Best if you want
Royal River
- A lower entry price, from €1,200,000 + VAT
- A frontline golf position
- More time to pay in stages before completion (Q2 2028)
- A smaller, easy-care home, from 2 bedrooms
Best if you want
The List
- Moving in now: it is key ready
- More bedrooms, up to 6
- A villa of your own
- Room to go bigger, with homes up to €4,950,000
Worth comparing too
Developments we rate highly nearby, for buyers looking at these two.
Questions people ask
How do Royal River and The List compare on price?
Royal River is priced from €1.2M to €4.5M plus VAT and The List is priced from €1.89M to €4.95M, as checked on 21 September 2026 and 4 October 2026. At entry level the difference is 57%.
Which is ready first, Royal River or The List?
The List, by about 24342 months. Royal River is due Q2 2028 and The List is key ready now.
What payment plans do Royal River and The List offer?
Royal River: Private contract: 15%; during construction: 15%, deferred; deed and keys: 70%, at the deed. Stage payments are plus VAT. The List: Reservation: €50,000; deed and keys: balance at signing, within 30 days.
Where are Royal River and The List?
Royal River is in Río Real, Marbella East and The List is in Río Real, Marbella East, about 1 km apart in a straight line.
Who is developing Royal River and The List?
Royal River is by Grupo GS. The List is by Grupo Top Gestión, with architecture by Ismael Mérida.