La Alcaidesa is a gated development built from the 1990s onwards between Sotogrande and La Línea de la Concepción, in the province of Cádiz. Its layout is unusual for the coast: low density, controlled access, two integrated golf courses and the Guadalquitón pine forest forming a green boundary on its eastern side.
This has created a very clearly defined buyer profile. A large part of demand comes from professionals who work in Gibraltar, twenty minutes away, and from European golfers looking for a second home. The result is a market with less seasonality than the rest of the coast and prices that are still below Sotogrande for property of comparable quality.
In this listing you can see the available new-build and off-plan developments: apartments and penthouses with views of the sea and the Rock, townhouses and villas front-line to golf. If you want to understand how the development works before comparing projects, start with the La Alcaidesa area guide.
Preguntas frecuentes
What types of properties are for sale in La Alcaidesa?
Apartments and penthouses in low-rise blocks with communal areas, townhouses and detached villas, many of them front-line to golf or with open views of the Strait. Almost all the supply is within the gated development, with controlled access, which explains the relatively consistent density and standard of maintenance.
Is it a good option if I work in Gibraltar?
That is precisely one of the predominant buyer profiles in the area. The Rock is around twenty minutes away and there is a regular bus service. Many professionals who work in Gibraltar live here because of the difference in housing costs compared with Gibraltar itself. Bear in mind that tax residence is a separate matter and should be discussed with an adviser.
Does anything change because it is in Cádiz province rather than Málaga?
Not for tax purposes. Both provinces are in Andalusia and the same regional tax rates apply: 10% VAT plus 1.2% AJD on new-build property, and 7% ITP on resale property. What does change is the Land Registry office and the municipal procedures. The development is also split between the municipalities of San Roque and La Línea de la Concepción, so the competent local council depends on exactly where the property is located.
What are the community fees in the development?
Because it is a gated development with security, private roads and communal green areas, community fees are higher than in a conventional development. They vary depending on the complex and the services included. Always ask for a breakdown of the fees before signing: it is a recurring cost that should be included in the calculation from the outset.
What is the difference between new-build, off-plan and resale property?
Off-plan means buying before or during construction, with staged payments and a lower entry price. New-build is a completed property that has never been occupied. Resale is a previously occupied property. All three coexist in La Alcaidesa because the development has been growing for three decades and there are still new phases under construction.
Can the property be rented out as tourist accommodation?
Yes, with registration in the Andalusian Tourism Registry and a VFT number. Demand here is different from the rest of the coast: less concentrated in July and August and more evenly spread because of golf and the flow of people linked to Gibraltar. Check the community statutes and the minutes of the latest owners' meetings: a community can prohibit tourist rentals if approved by three-fifths of the owners.
Which areas of La Alcaidesa do you need to know?
The development is organised around the two golf courses and the strip closest to the beach, with clear differences in price and views between the different parts. The La Alcaidesa area guide explains how it is structured and what you will find in each area.
