Buying property in Los Pacos.
The ordinary residential quarter on the north side of Fuengirola, with the cheapest new-build starting prices in the town and the fastest-rising price line. Not on the beach, and priced accordingly.
Where Fuengirola is still building, at the prices it was building at ten years ago.
Los Pacos is the quarter on the inland side of Fuengirola, above Los Boliches and below the A-7, where the villa streets of the 1970s and 1980s meet the last open plots in a town that has run out of land. Eight of the developments on this site are here, the most in Fuengirola after El Higuerón, and they start lower than anything else in the municipality.
It is a residential district rather than a destination. There is a primary school, a park, a handful of bars and the road up to Mijas Pueblo. The sea is about two kilometres away and the centre and the station a little further. What you get for that is a modern apartment at a price that no longer exists on the front, in a town that works twelve months of the year.
The wider Fuengirola & Mijas picture →·New builds in Fuengirola →·New developments, by price →
What I actually know about Los Pacos
- Los Pacos asks €3,524/m² (idealista, September 2026), the second-cheapest of Fuengirola’s nine districts and about 21% below the town average of €4,452/m².
- Prices rose 6.8% in the year to September 2026, against 1.1% for the town as a whole. The district is catching up.
- Eight new developments are on file here, with starting prices from €215,000 to €536,750 on the developers’ lists in October 2026. Three are under construction and five are selling before building starts.
- Los Boliches beach is about two kilometres away, six to eleven minutes by car. Miramar shopping centre is seven or eight minutes.
- Fuengirola station, on the C-1 line to the airport and Málaga, is eight or nine minutes by car or about half an hour on foot, downhill.
- The A-7 is two minutes from the top of the district, which puts Málaga airport about 20 minutes away and Marbella about 25.
- The Loma del Real park and the Syalis primary school are inside the district. The Gran Parque de la Costa del Sol is a few minutes west, over the boundary in Mijas.
- Most of the existing homes are detached villas and low blocks from the 1970s to the 1990s. The new developments are going onto the plots between them.
8 local facts on file — no brochure talk.
Updated 14 October 2026.
Worth knowing about Los Pacos.
It is two kilometres from the sea, and the price knows it.
Nothing in Los Pacos is a walk to the beach in the sense most buyers mean. It is a ten-minute drive or a bus. If the sea in front of the window is the reason you are coming, this is the wrong district. If a modern two-bedroom apartment under €350,000 in a real town is the reason, it is one of the few places left on this stretch that can offer it.
Most of the new building has not started.
Five of the eight new developments are selling before building starts, with handovers in 2027 to 2029. That means buying off plan, in stages, with every payment covered by a bank guarantee. It also means the street will be a building site for a while after you move in. The three under construction are the ones to look at if you want a date you can plan around.
The hill has a top and a bottom.
The lower streets are a flat walk to Los Boliches and its station. The upper streets, by the A-7, have the view and the motorway hum. The difference in the walk is twenty minutes and the difference in the price is real. Decide which you are buying before you look at floor plans.
Parking is tighter than it looks.
The villa streets were laid out for one car a household. The new blocks bring underground parking, which is why a space is nearly always included in the price here rather than sold separately. Make sure it is.
Asking is not achieved.
The €/m² figure is what sellers of resale homes are asking on idealista. The new-build figures are the developers’ own starting prices, which rarely move, though the extras and the payment stages often do.
What it costs, and what it costs to hold
Los Pacos asks €3,524/m² as of September 2026, up 6.8% in the year and still a fifth under the town average. The new developments on file start at €215,000 for a one bedroom apartment and €286,000 for the cheapest development with three bedroom homes, and the top of the district is €536,750. Most of the two bedroom apartments here sit between €330,000 and €460,000.
A new build pays 10% VAT and 1.2% stamp duty on top of the price, plus notary, registry and your lawyer, so plan for 12 to 14% in all. A resale villa on the old streets pays 7% transfer tax instead. Community fees in the new blocks are modest by coast standards, €80 to €150 a month, because the new developments are compact and on the flat.
€/m² figures are idealista asking prices for September 2026, the same source as the town table used across the rest of this site. New-build starting prices are from the developers’ lists on file in October 2026.
Where it sits inside Fuengirola.
Fuengirola is one small town, but idealista breaks it into nine districts and the spread between the top and the bottom is close to 70%. Los Pacos is near the bottom, and rising. This is the whole table for September 2026, with the two neighbouring municipalities underneath.
The Los Boliches line is the one to hold this page against. It is €3,947/m², the station and the market are inside it, and it is a flat walk to the sand. Los Pacos is 11% cheaper and a drive to all three. If that 11% is what gets you a second bedroom, it is worth it. If it is not, buy the walk.
What each rung of the ladder looks like.
These are the starting prices of the eight new developments on file for Los Pacos, from the developers’ own price lists, cheapest first. Resale villas on the older streets run from about €450,000 for something that needs work.
Developers’ starting prices from the price lists on file in October 2026. Each development has its own page under new developments in Fuengirola, with the photos, the distances and my read on the location. Tell me the rung you are on and I will bring you what is genuinely available on the week you are looking.
Two questions about new builds in Los Pacos
When will the new builds in Los Pacos be finished?
The developers give a handover date for 4 of the 8 developments here. The first is Residencial Sunhill, with handover in September 2027, and the last is Ocean Garden, with handover in the first quarter of 2029. These are the developers’ own estimates.
Are there new-build penthouses in Los Pacos?
Yes. 2 of the 8 developments here have penthouses on the developers’ current lists, 3 in all. The cheapest is a two-bedroom penthouse of 71 m² with a terrace of 109 m² at Residencial Sunhill, €363,000.
Nearby, and worth a look.
Fuengirola · Sep 2026 €/m²
A proper town on the sea that stays open all year, with the best train on the coast. Priced above Mijas next door, and the beachfront costs about a third more than the streets behind it.
Mijas · Sep 2026 €/m²
Three places under one name: the white village on the hill, the town that runs into Fuengirola, and twelve kilometres of coast. The same sea as Fuengirola for about a sixth less per square metre, and more new building than almost anywhere else on the Costa del Sol.
El Higuerón · Sep 2026 €/m²
The hill at the eastern end of Fuengirola, where most of the town’s new building is, with the view over the bay and a train station at the bottom. Priced a quarter above the town it belongs to.
Las Lagunas · Sep 2026 €/m²
The town part of Mijas, joined to Fuengirola, where most of the municipality lives and most of its building happens. The lowest starting prices on the central stretch of the coast, two or three kilometres from the sea.
Looking for a buyer’s agent in Los Pacos?
That is what I do. I’m Michael from Lunessa Homes — a British buyer’s agent living in Málaga, fluent in Spanish, working on the buyer’s side of the search. One client at a time, and Los Pacos sits inside the stretch of coast I cover, Estepona to Nerja.
- Viewings you don’t have to fly for. I walk Los Pacos myself and report back straight — including the places that aren’t worth your trip.
- A price sense you can hold me to. Los Pacos · Sep 2026 €/m² is €3,524. When an asking price ignores that, I’ll tell you.
- Local, not general. €215,000 lowest new-build starting price — the kind of detail that decides a street, and only shows up on the ground.
- The parts that trip people up. The NIE, the lawyer, the bank, the paperwork in Spanish — handled alongside the search, not left to you afterwards.
Two related pages: buying a property to renovate in Los Pacos, and selling a home here.
Thinking about Los Pacos?
Tell me the rung you’re on and what you’re picturing. If Los Pacos isn’t the right fit, you’ll hear that on the first call — and you’ll hear where is.
Thanks for reaching out.
I’ll be in touch shortly — usually the same day.