Puerto Banús

Marina-front penthouses (the front line facing the harbour) trade at €15-25k per m²; equivalent spec one block back drops to €8-12k per m². Apartments in the 'Marina Banús' tier with direct yacht views command the absolute peak €/m² in Marbella. Beyond the marina itself, prices normalise toward Nueva Andalucía levels within 500m.

Year-round if you want energy and walkability; the marina restaurants and boutiques stay open through winter, though clubs scale back. Summer (June-September) is genuinely loud, busy, and expensive — many owners use winter as the 'main' season and rent out July/August. Mild winters (15-18°C daytime) make it a viable primary residence.

No — berth ownership is completely separate from property. Marina Marbella S.A. holds the concession; berths trade independently for €100k-2M+ depending on length (10m to 40m+). Some penthouses are marketed 'with adjacent berth' as a package, but the legal structures are distinct and the berth carries its own annual fees.

For lunch: Cipriani, Astral, La Pesquera. For evening: Nobu (in the Puente Romano cluster, 5 min away), Trocadero Playa, Olivia Valere. The marina's own restaurants (Pangea, Etoile) skew tourist; locals tend to walk 10 minutes to the Puente Romano cluster for serious dining.

Yes — for any unit within ~150m of Calle Ribera or the marina's south side, summer nights from 11pm to 4am are genuinely loud. Penthouses higher up and units facing the back of the marina (towards Nueva Andalucía) are much quieter. Always visit the specific apartment after midnight in July before signing — daytime viewings tell you nothing.