New developments
New-build on the bay: small pipeline, very high prices, and a public sector starting to build.
New homes are 5.8% of what is for sale across the four towns and most of them are in Platja d'Aro, where front-line new-build asks more than twice the municipal median per square metre. This report maps the projects on the market, prices them against second-hand stock, lists the public pipeline and sets out how to buy off-plan without taking the developer's risk.
This week in numbers
Executive summary
- 84 new-build listings on habitaclia on 1 October across the four towns: Platja d'Aro 59 (8.4% of its stock), Castell d'Aro 12 (one building), S'Agaró 8, Sant Feliu 5. Prices from 235,000 € to 2.8 M€, median 750,000 €.
- New-build apartments in Platja d'Aro ask a median of 7,543 €/m² against 4,648 €/m² for second-hand apartments, a 62% premium. On the front line (Passeig Marítim 94 and 100) the median is 9,300–11,300 €/m².
- Four projects by Group de Palol are selling on the bay: Sa Caleta (S'Agaró, finished, 12 apartments of 203 m² from 2.5 M€), Lleida 41 (beachfront, 18 apartments from 790,000 €, August 2027), Roma 12 (53 apartments from 370,000 €, August 2027) and Selva I (10 townhouses from 1.25 M€, August 2027).
- Nationally, new-home prices are rising more slowly than second-hand (+7.4% versus +12.9% in Q2) and new-home sales fell 11.5% on the quarter: supply-constrained, high-priced product in a market where financing has become dearer.
- Public pipeline: 40 council flats in Platja d'Aro within two years (none with tourist licences), 70 public rental homes in Sant Feliu on the Trachsler plots, and the provisional approval of the Mas Maig special plan on 21 September.
1. What is selling now
Our habitaclia snapshot of 1 October 2026 found 84 listings flagged as new-build among 1,452 sale cards with full data, 5.8% of the sample. They cluster in a dozen addresses, which is the real shape of the pipeline: a few buildings, mostly in Platja d'Aro, and not much else. The table lists every cluster with more than three units; the Platja d'Aro villas are individual turnkey houses marketed as new.
| Address (habitaclia, 1 Oct 2026) | Town | Units listed | Price range | Built area | Median €/m² |
|---|---|---|---|---|---|
| Passeig Marítim 100 | Platja d'Aro | 14 | 795,000–1,495,000 € | 96–160 m² | 11,287 |
| Carrer d'Amadeu Vives 4 | Castell d'Aro | 12 | 235,000–335,000 € | 67–124 m² | 3,170 |
| Carrer Lleida 40 | Platja d'Aro | 11 | 680,000–1,160,000 € | 110–122 m² | 7,982 |
| Carrer de Roma 12 | Platja d'Aro | 10 | 390,000–545,000 € | 82–101 m² | 4,771 |
| Escoles dels Estanys 52 | Platja d'Aro | 8 | 395,000–775,000 € | 71–127 m² | 6,137 |
| Passeig Marítim 94 | Platja d'Aro | 7 | 795,000–1,495,000 € | 98–196 m² | 9,280 |
| New villas (various) | Platja d'Aro | 5 | 2,500,000–2,800,000 € | 324–463 m² | 7,692 |
| Carrer Agaró 55 | S'Agaró | 4 | 650,000–750,000 € | 92–94 m² | 7,979 |
| Carrer de Girona 100 | Sant Feliu de Guíxols | 4 | 235,000–400,000 € | 64–216 m² | 3,239 |
| París 3-7 | Platja d'Aro | 4 | 350,000–410,000 € | 82–157 m² | 3,308 |
Asking prices per listing; several units of one project may be advertised by more than one agency. Addresses as published by the advertiser.
Group de Palol, the Platja d'Aro developer whose projects we present on this site, has four developments selling: Sa Caleta in S'Agaró (three low buildings on the Sant Pol side, twelve apartments of 203 m², one per floor, finished, from 2.5 M€), Lleida 41 on the beachfront (eighteen apartments from 156 m², three penthouses, 65 m² infinity pool, completion August 2027, from 790,000 €), Roma 12 (fifty-three apartments from one bedroom to family units with gardens, four blocks around an overflow pool 450 m from the beach, from 370,000 €, August 2027) and Selva I (ten white-and-timber townhouses on three floors around a shared pool, from 1.25 M€, August 2027). The portal clusters at Carrer de Roma 12 and Carrer Lleida 40 correspond to the same streets; prices and sizes on the portal reflect the units currently advertised and may differ from the developer's launch figures.
2. New-build pricing against second-hand
The premium for a new home on the bay is large and location-driven. In Platja d'Aro the median new-build apartment asks 7,543 €/m² against 4,648 €/m² for a second-hand apartment, a 62% premium; the town's overall median across all property types is 4,259 €/m². The premium collapses inland: Castell d'Aro's one new building asks 3,170 €/m², below the 3,519 €/m² of the town's second-hand apartments, because it sells family flats to local buyers rather than second homes. In Sant Feliu the few new units ask 3,535 €/m² against 2,930 €/m² for second-hand, a 21% premium.
| Town | New-build apartments, median €/m² | Second-hand apartments, median €/m² | Premium |
|---|---|---|---|
| Platja d'Aro | 7,543 | 4,648 | +62% |
| S'Agaró | 7,979 | 5,337 | +50% |
| Castell d'Aro | 3,170 | 3,519 | −10% |
| Sant Feliu de Guíxols | 3,535 | 2,930 | +21% |
habitaclia, 1 October 2026; medians of asking price divided by built area. S'Agaró's new-build figure rests on three flats and should be read as indicative.
Nationally the INE shows new-home prices rising 7.4% year on year in Q2 2026 against 12.9% for second-hand, and registry data show new-home sales down 11.5% on the quarter against −4.0% for second-hand. New-build is priced for a buyer who is not financing at the Euribor; it is the segment where the cost of money has had the clearest effect on volume, and the one where developers are most likely to offer conditions at launch or on the last units.
What it means
A buyer who wants a front-line new apartment is paying for a view and a lift, not for square metres, and should compare with second-hand on the same street, where a 1990s building with the same view asks half as much per metre. A buyer who wants a new home as a home should look at Castell d'Aro and Sant Feliu, where new-build is priced at or below the second-hand stock around it.
3. Public and municipal pipeline
- Platja d'Aro: the council announced in August 2026 that 40 new flats will be built within two years, none of them eligible for tourist licences, as part of a plan that also offers IBI exemptions and subsidies to owners who return empty flats to the long-term market and the conversion of closed commercial premises into housing. About 370 flats are counted as empty in the municipality.
- Platja d'Aro: on 21 September 2026 the council gave provisional approval to the Pla Especial 'Mas Maig'; final approval rests with the Generalitat's planning commission. We will report on the uses it permits once the approved text is public.
- Sant Feliu de Guíxols: 70 public rental homes on the former Trachsler cork-factory plots (land bought for 916,000 €, 3,255 m², 5,403 m² buildable), a project of more than six million euros with construction from 2025 over three to four years.
- Catalonia: the Generalitat's housing plan prioritises protected housing in tensioned municipalities; Sant Feliu's status gives it access to that funding, Castell-Platja d'Aro's non-tensioned status does not.
None of this supply arrives before 2027–28 and all of it is protected or rental housing; it will ease the local workforce's housing problem rather than compete with the second-home market. Its indirect effect is on tourist licences: the more public rental the councils deliver, the less pressure to cut HUT licences in 2028.
4. How to buy off-plan safely
- Licence: ask for the municipal building licence (llicència d'obres) before paying a reservation; a project without one has not started its clock.
- Guarantee on deposits: Spanish law (Ley 20/2015, first additional provision) obliges the developer to guarantee every stage payment with a bank guarantee or insurance policy and to hold the money in a dedicated account; ask for the guarantee certificate with each payment.
- Taxes: a new home pays 10% VAT plus 1.5% stamp duty (AJD) in Catalonia, instead of the 10–13% transfer tax on second-hand homes; budget notary, registry and lawyer on top.
- Specification and plans: the contract should attach the memoria de qualitats and the plans with built and usable areas; variations of more than a few per cent should give you the right to withdraw.
- Delivery: fix the date, the penalty for delay and the conditions for the first occupation licence (llicència de primera ocupació) and the ten-year structural insurance (seguro decenal).
- Developer: check the track record and the company behind the project in the Registro Mercantil, and whether the land is already owned and free of charges.
- Resale and letting: ask whether the building's statutes or the municipality allow tourist letting; in Platja d'Aro new licences are capped from 2028 and the council's new flats will carry none.
Emerald represents the buyer, not the developer: we check these points before you reserve and we are paid by you, which is why we can tell you when to walk away.
Sources and data
- Emerald Properties — habitaclia snapshot, 1 October 2026 (new-build listings by address)
- Group de Palol — public project materials (Sa Caleta, Lleida 41, Roma 12, Selva I), checked September 2026
- INE — Índice de Precios de Vivienda, Q2 2026
- Colegio de Registradores — Estadística Registral Inmobiliaria, Q2 2026
- Ràdio Capital — Platja d'Aro housing plan (29 August 2026); Sant Feliu public housing on the Trachsler plots (August 2024)
- Ajuntament de Castell-Platja d'Aro — plenary of 21 September 2026 (Pla Especial Mas Maig)
- Ley 20/2015 de ordenación, supervisión y solvencia de las entidades aseguradoras, disposición adicional primera (guarantees on off-plan payments)
This material is general market information prepared by Emerald Properties S.L. from the public sources listed. It is not investment, legal or tax advice and not a valuation of any specific property. Figures are those published by the sources on the dates stated and may be revised; portal snapshots count asking prices, not closed sales.
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