Welcome back. I’ve reviewed the reservation contract draft for Villa · Sierra Blanca, Marbella at the agreed asking range of €4.2M.

Three things stand out before you sign:

• Deposit on signature: the draft puts €42,000 (1%) on the reserva. That’s within Costa del Sol norms for villas at this price — you’d not negotiate this down.
• Reserva window: 14 days to arras feels tight given NIE timing for non-EU buyers. I’d push for 21 days. The seller is unlikely to object.
• Title due diligence clause: currently boilerplate. I’d add explicit language requiring nota simple delivery within 7 days of signature.

Want me to redline the draft and prepare a version with these three changes?

Reading the comp set in Sierra Blanca over the past 18 months:

• 11 villas > 600 m² closed between €3.6M and €5.4M
• Median €6,400/m² for re-builds < 10 years old
• This property is 712 m² built, 2,140 m² plot, 2018 build — reads as upper-mid for the calle

An opening counter at €3.85M is defensible. The seller’s PocketLister-side history shows the property has been quietly considered for ~14 months — they’re not in a rush, but they’re also not testing the upper edge of the market. I’d expect to settle around €3.95M–€4.05M.

Want me to draft a short note to the seller with this counter?