08/10/2026
Marbella PGOM 2026: What Property Owners Need to Know
Marbella has entered a new era of urban planning.
On 18 September 2026, Marbella definitively approved its new Plan General de Ordenación Municipal (PGOM) — the first PGOM in Andalusia adapted to the LISTA.
But what does this actually mean for property owners, villa buyers and investors in Marbella?
Here are some of the key points:
01 — A new planning framework
The new PGOM replaces the general planning determinations of the framework dating from 1986.
02 — More than 53 million m² of urban land
The new plan recognises more than 53 million m² of urban land, compared with approximately 40 million m² under the previous planning framework.
03 — PGOM ≠ POU
This distinction is crucial.
The PGOM establishes the general planning framework, while the future POU (Plan de Ordenación Urbana) will develop detailed urban planning.
04 — It does NOT automatically legalise every property
A property's individual planning and legal situation still needs to be analysed separately.
For luxury villa buyers, this is particularly important during property due diligence.
05 — Greater planning certainty
The municipality presents the new framework as a tool to provide greater legal and planning certainty for future development and inherited urban-planning situations.
06 — Housing and future development
The PGOM also incorporates provisions for housing, infrastructure, public facilities, green areas and economic activity. Relevant urban-land actions include a 20% reservation of buildable floor area for affordable housing.
07 — What does this mean if you are buying a villa?
Don't rely only on the general PGOM.
For a high-value Marbella property, the important question is:
What does the planning framework mean for THIS specific plot and THIS specific villa?
That requires property-specific due diligence.
At Gonzo Realtor, we believe luxury property advice should go beyond the villa itself.
Understanding Marbella's urban planning.
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