A "villa with mooring rights" sounds like a single transaction. It isn't. In Spain, marina berths in Puerto Banús and Sotogrande are governed by a 1928-rooted public-domain regime (Ley de Costas, Ley 22/1988, modified by Ley 2/2013). What changes hands when you buy is a concession or a transfer of usage rights — not freehold. Buyers regularly believe they own a berth they merely lease for the remaining concession term. The difference matters when the concession expires.
Marina berths in Puerto Banús and Sotogrande are administrative concessions over public maritime domain, not freehold property. What an owner sells is the transferable usage right for the remaining term of the marina's master concession. Puerto Banús master concession runs to 2050; Sotogrande Marina to 2042. A "purchased" berth is effectively a long-lease asset that depreciates as the concession approaches expiry. Transfer fees range €8,000–45,000 per berth in 2026, plus annual association fees of €3,500–28,000. Villa sale does NOT automatically include the berth unless explicitly stated in the escritura; the berth is a separate transferable asset.
Under the Spanish Coastal Law (Ley 22/1988, art. 31+), all maritime zones below the highest tide line are state-owned and inalienable. Marinas operate under master concessions granted by the central state (Ministerio para la Transición Ecológica, via Dirección General de la Costa y el Mar) typically for 30–75 years. The marina holder (Puerto José Banús, S.A. for Puerto Banús; Marina Sotogrande, S.A. for Sotogrande Marina) then grants derived usage rights to berth holders.
Source: BOE concession publication records, Ministerio para la Transición Ecológica concession registry, individual marina concession contracts.
The berth holder pays the marina an annual usage fee (cuota de uso) and, on transfer, both buyer and seller pay administrative transfer fees to the marina. Berth purchase price is set freely between buyer and seller in the open market, NOT regulated.
Puerto Banús (915 berths, lengths 8m–50m+) is the most-traded berth market on the Spanish Mediterranean coast. Berth values per metre LOA (length overall):
Source: indicative open-market transactions Q4 2025–Q1 2026, broker channels (Puerto Banús-affiliated brokerages, plus Ocean Independence Marbella, Camper & Nicholsons).
Note the residual concession term. A berth transferring in 2026 with 24 years remaining on the master concession has a different value calculus than the same berth in 2010 with 40 years remaining. Berth values have implicitly depreciated as the 2050 horizon approaches, even as nominal prices have risen with broader luxury inflation.