Marbella enters a new planning phase with the approval of the PGOM

Marbella has taken an important step in the renewal of its urban planning framework. On 18 September 2026, the Town Council gave final approval to the new General Municipal Development Plan (PGOM), making Marbella the first municipality in Andalucía to adopt a PGOM aligned with the region’s 2021 LISTA planning law.

The new plan follows a long period shaped by the annulment of the 2010 PGOU and the subsequent return to the 1986 planning framework.

Its approval does not complete Marbella’s new planning system, but it does establish the general framework that will guide the municipality’s future development.

What the new PGOM regulates

Under LISTA, municipal planning is now structured around two main instruments: the General Municipal Development Plan (PGOM) and the Urban Development Plan (POU).

The PGOM sets out the municipality’s general planning framework. Among other matters, it defines land classification, the main structural elements of the territory and the broad framework for future development.

The POU, which is still being processed, has a different role and will establish the detailed planning arrangements for urban land.

The approval of the PGOM therefore does not mean that Marbella’s planning renewal is complete.

Urban land and rural land: a new classification system

One of the changes introduced by LISTA is the simplification of land classifications.

The new framework distinguishes between:

• urban land, and
• rural land.

This replaces the previous general distinction between urban, developable and non-developable land.

Within rural land, different categories apply depending on the characteristics of the land and the level of protection required.

LISTA allows certain new urban development projects to be considered on common rural land where the relevant legal requirements are met and the proposed transformation is properly justified.

This does not mean that land classified as common rural land can be developed automatically.

Before construction can take place, a site may need to pass through several stages of planning, land management and urbanisation, together with the relevant planning permissions.

For this reason, land classification is only one part of assessing the true development potential of a site.

What this means for owners, buyers and investors

The new PGOM gives Marbella a general planning framework aligned with current Andalusian legislation.

This provides a more up-to-date basis for understanding how the municipality intends to develop over the coming years.

However, the approval of the PGOM does not automatically regularise the planning status of individual properties.

In any property transaction, it remains important to consider the applicable planning rules, existing licences, possible planning restrictions, Land Registry status and the specific planning instruments that apply to the property or development area.

For buyers, particularly those coming from overseas and unfamiliar with Marbella’s planning history, these checks remain an essential part of the due diligence process.

A transitional period while the new planning system is completed

If you are considering buying a property in Marbella, you may also find our guide to buying property in Marbella
useful, together with further information on legal considerations for international buyers.

The approval of the PGOM does not mean that the previous planning framework will immediately cease to have relevance.

Marbella’s new planning model must still be completed by the POU, which will establish much of the detailed planning for urban land.

During this transition, the new PGOM will need to be considered alongside those provisions of the previous planning framework that remain applicable and the relevant development planning instruments.

For this reason, the approval of the PGOM should be seen as the beginning of a new planning phase rather than the end of the process.

The PGOM still has to come fully into force

Final approval does not mean that the new PGOM applies in full immediately.

According to Marbella’s official Nuevo Plan Municipal website, the PGOM will come into force once the final approval decision and the relevant planning regulations have been published in the Official Gazette of the Province of Málaga (BOPMA), taking effect the following day.

It is therefore important to distinguish between the final approval of the PGOM on 18 September and its effective entry into force.

A framework for Marbella’s future development

The PGOM also establishes the general framework for future urban development and infrastructure.

This does not mean that areas identified for future growth can be developed immediately. Moving from a broad planning designation to actual construction may involve several stages of detailed planning, land management and urbanisation.

For landowners and investors, this distinction is particularly important. Land classification is only the starting point. The actual development potential of a site will also depend on its specific planning status, the applicable development instruments and the procedures required before construction can begin.

A new planning phase for Marbella

After decades in which much of Marbella’s planning framework was based on the 1986 plan, the new PGOM provides a more up-to-date basis for managing the municipality’s future development and bringing its planning system into line with current Andalusian legislation.

It does not automatically resolve historic planning issues, nor does it make land developable simply by virtue of its classification. Individual properties and sites will still need to be assessed on their own merits.

What it does provide is an updated general planning framework and a clearer basis for the next stage of Marbella’s urban development.

The impact of the new planning framework will vary depending on the area and type of property. You can explore our Marbella area guide to learn more about the main residential locations.

At DM Properties | Knight Frank, we continue to follow the evolution of Marbella’s new planning framework and its potential implications for the municipality’s different residential areas.

Sources

This article has been prepared using official information published by Marbella Town Council, the Nuevo Plan Municipal planning portal and Andalusian Law 7/2021 on the Promotion of Territorial Sustainability (LISTA).

The information is provided for general guidance only and does not replace the urban planning, technical or legal advice required to assess the specific status of an individual property or plot.

Last updated: October 2026.

Mariano Beristain, 02 Oct 2026 - News