Property for sale in San Eugenio Alto
GS Luxury Spain currently lists 15 properties for sale in San Eugenio Alto, in the municipality of Adeje on the south-west coast of Tenerife. Asking prices in our San Eugenio Alto selection run from €675,000 to €5.5M, with a median of €1.98M. Homes have 2 to 10 bedrooms and a median built size of 330 m².
- Listed now
- 15
- From
- €675,000
- Median
- €1.98M
- Up to
- €5.5M
- Bedrooms
- 2–10
- Median size
- 330 m²
Properties for sale in San Eugenio Alto
Villa in San Eugenio
Adeje
NV_0078
Luxury Villa in San Eugenio Alto
Adeje
MB_0024
Villa San Eugenio
Adeje
MB_0014
High-End Villa in San Eugenio Alto – Costa Adeje
Adeje
KG_0002
Plot with Luxury Villa Project in San Eugenio Alto – Costa Adeje
Adeje
GS_0901
Luxury Villa in San Eugenio Alto
Adeje
JO_0034_
Luxury Villa in San Eugenio Alto
Adeje
JO_0060
High-End Villa in San Eugenio Alto – Costa Adeje
Adeje
SA_0016
Designer Villa in San Eugenio
Adeje
MB_0003
The Surf Villa – San Eugenio
Adeje
MB_0004
New-build villa with sea views in San Eugenio Alto
Adeje
JO_0043
Villa in San Eugenio Alto
Adeje
SA_0012
San Eugenio Alto is the hillside half of San Eugenio, one of the eleven official núcleos of Costa Adeje. Where it starts is not a matter of opinion: Adeje's own approved planning defines it as "la parte del sector original situada por encima de la autopista" — the part of the original sector above the TF-1 motorway. Below the motorway is San Eugenio Bajo, the seafront resort half; above it, the residential slope rising up the flank of the Caldera del Rey.
We are not going to sell you this area on stars and beach clubs, because it has neither: no Michelin restaurant, no five-star hotel, no Blue Flag, no beach of its own, and asking prices below the Adeje municipal average. What it does have is one of the best-documented planning records on this coast — and if you are buying here, what the planning documents say matters more than what any brochure does.
Alto and Bajo: one núcleo, two markets
The padrón counts San Eugenio as a single unit, but planning, health-service and price data all treat the two halves separately. The distinction is real and it shows up in the numbers.
- San Eugenio Alto
- The residential slope above the TF-1, on gradients around 20%. Asking prices of 4,684 €/m² in July 2026 — the affordable half, and the entry point to Costa Adeje.
- San Eugenio Bajo
- The seafront resort strip below the motorway, adjoining Puerto Colón. Asking prices of 5,944 €/m² — 27% above Alto — and up 10.5% year on year.
- San Eugenio (padrón unit)
- 2,964 registered residents at 1 January 2022 across both halves — the third-largest núcleo of Costa Adeje after Torviscas and Playa Paraíso.
- Caldera del Rey
- The volcanic cone whose western slopes San Eugenio Alto occupies; the upper streets form the top edge of the urbanisation.
Who actually lives here
This is the rare area statistic on this coast that comes from a planning document rather than a portal's guess.
- 90% of San Eugenio Alto's residents are foreign-born, and the area's socioeconomic level is characterised as medio-alto — upper-middle — in an approved municipal planning document, which adds that this is reflected in local property prices. Modificación Menor del PGO de Adeje, parcela 43-8 (approved 2025)
- San Eugenio as a whole had 2,964 registered residents at 1 January 2022, making it the third-largest núcleo of the Costa Adeje entity. The padrón does not split Alto from Bajo. Ayuntamiento de Adeje, padrón por barrios
- The population grew about 29% between 2007 and 2020, per a University of La Laguna study commissioned by the town hall. ULL / Ayuntamiento de Adeje study
The planning fact nobody else will tell you
Costa Adeje's renovation masterplan is dead, and San Eugenio Alto is where the consequences are easiest to see.
- The Plan de Modernización de Costa Adeje, approved by Decreto 104/2015, was annulled by the Tribunal Superior de Justicia de Canarias on 29 March 2019 on procedural grounds, and the judgment became final when the Tribunal Supremo refused the appeals. The court never ruled on the planning's substance — but none of it is in force. Stated in the approved Modificación Menor, parcela 43-8
- In the town's own words, the annulment worsened the planning of Costa Adeje's tourist urbanisations and made renovation projects notoriously harder. Until the planning is revised, the only route to a renovation project is a plot-by-plot minor modification of the general plan. Modificación Menor, parcela 43-8
- The first such modification in San Eugenio Alto was definitively approved in February 2025 for a single 1,566 m² plot on Calle Vista Bella: tourist use imposed, residential use prohibited on the plot, capacity capped at 20 guest places, and the buildable ratio raised from 0.33 to 0.70. It changes that one plot, not the zone. BOC nº 141/2024 (initial approval); definitive approval Feb 2025
Residential or tourist? The 13.5% question
If you are buying to let, San Eugenio Alto sits on a regulatory knife-edge that no listing will mention.
- On land area, San Eugenio Alto is 70% residential and 11% tourist accommodation, with 10% recreational, 6.5% vacant and 2.5% commercial. Modificación Menor, parcela 43-8
- 13.5% of its accommodation-designated land is tourist — barely above the 10% threshold below which planning treats an area as residential. The town's own document warns that converting one or a few plots to residential use could tip the whole urbanisation over that line. Modificación Menor, parcela 43-8
- The Canary Islands' Ley 6/2025 holiday-letting rules apply on top: a newly built home cannot be let to tourists until ten years after construction, and the declaración responsable now lasts five years. Whether a specific property may be let depends on its plot's assigned use and the community statutes — check both before you buy. Garrigues, legal analysis of Ley 6/2025
The accommodation ceiling is three stars
- The Cabildo's register shows six establishments at San Eugenio Alto addresses totalling 1,159 beds, and the highest category among them is three stars. There is no five-star establishment anywhere in San Eugenio, Alto or Bajo. Cabildo de Tenerife accommodation register
- Adeje's registered hospital is here: Hospital Quirónsalud Costa Adeje, at Urbanización San Eugenio s/n, with 62 installed beds, per the Ministry of Health's national register. Ministerio de Sanidad, national hospital register
About the beaches: they are on the other side of the motorway
Competitor guides lead San Eugenio pages with beach photography. Honestly framed: the beaches associated with San Eugenio — La Pinta beside Puerto Colón, El Bobo, Troya — all sit on the Bajo side of the TF-1 or beyond. San Eugenio Alto itself has no beach, and none of those beaches holds a Blue Flag: Adeje's two 2026 flags went to El Duque (Sur) and Torviscas.
- Playa de La Pinta, sheltered by the Puerto Colón breakwaters with fine light sand, is the closest named beach, on the San Eugenio seafront below the motorway. Ayuntamiento de Adeje, Playa de La Pinta
Asking prices: the two halves of San Eugenio
These are third-party asking prices per square metre, published by idealista. They are not our figures, and they are not transaction prices. No rental figure is published for either half of San Eugenio. Our own inventory figures are shown separately above.
Source: idealista, Costa Adeje district report · July 2026
| Area | €/m² (Jul 2026) | Year on year |
|---|---|---|
| San Eugenio Alto | 4,684 | +2.7% |
| San Eugenio Bajo | 5,944 | +10.5% |
| Costa Adeje (district) | 5,309 | +3.4% |
| Adeje (whole municipality) | 4,756 | +3.4% |
- San Eugenio Alto is one of the most affordable named sub-zones in Costa Adeje — below the municipal average and 37% below La Caleta. We say that plainly because it is the honest frame: this is the entry point to Costa Adeje, not its luxury tier.
- The momentum runs the other way, though: at July 2026 San Eugenio Alto was sitting at its all-time high, while most of the other named sub-zones in the report were below their peaks.
- idealista changed the methodology of its price reports from July 2026, so comparisons straddling that date need care. idealista methodology note
Third-party figures on this page last reviewed August 2026.
Frequently asked questions about buying in San Eugenio Alto
How much does a property in San Eugenio Alto cost?
Across the 15 properties GS Luxury Spain currently lists in San Eugenio Alto, asking prices run from €675,000 to €5.5M, with a median of €1.98M. These figures describe our own portfolio rather than the wider San Eugenio Alto market, and they move as stock turns over.
What types of property are for sale in San Eugenio Alto?
Our current San Eugenio Alto selection holds 14 villas and houses and 1 apartments. They range from 2 to 10 bedrooms, with a median built size of 330 m².
Where is San Eugenio Alto?
San Eugenio Alto sits in the municipality of Adeje, on the south-west coast of Tenerife in the Canary Islands. Tenerife South airport (TFS) is the nearest airport.
Where does San Eugenio Alto end and San Eugenio Bajo begin?
At the TF-1 motorway. Adeje's approved planning defines San Eugenio Alto as the part of the original sector situated above the motorway; Bajo is the seafront strip below it, next to Puerto Colón. The padrón counts both halves as one unit of 2,964 residents (January 2022), but planning and price data treat them separately.
Is San Eugenio Alto expensive?
By Costa Adeje standards, no. idealista's July 2026 report puts it at 4,684 €/m² — below the Adeje municipal average of 4,756 and 21% below its own seafront half at 5,944. It is the entry point to Costa Adeje rather than its luxury tier, though at July 2026 it was the rare sub-zone sitting at its all-time high.
Can I let a property in San Eugenio Alto to tourists?
It depends on the plot, more than in most areas. San Eugenio Alto is 70% residential by land area, and only 13.5% of its accommodation land is tourist — barely above the 10% threshold at which planning would treat the whole area as residential. Spanish tourism law assigns each plot one use, and the regional Ley 6/2025 rules apply on top, including the ten-year bar on letting new builds. Check the plot's assigned use and the community statutes before buying.
Who lives in San Eugenio Alto?
According to an approved municipal planning document, 90% of residents are foreign-born and the area's socioeconomic level is upper-middle. San Eugenio as a whole is the third-largest núcleo of Costa Adeje, with 2,964 registered residents at January 2022.
Does San Eugenio Alto have a beach?
No. The beaches associated with San Eugenio — La Pinta, El Bobo and Troya — are all below the TF-1 in San Eugenio Bajo or beyond, and none of them holds a Blue Flag. Adeje's two 2026 Blue Flags went to El Duque (Sur) and Torviscas.