Buying in Alicante in 2026: a complete guide to a confident purchase
Buying in Alicante in 2026: a complete guide to a confident purchase
By RBplace, estate agency for the Costa Blanca, Costa Cálida and Costa de Almería
Alicante is one of Spain's busiest property markets, and buyers from Switzerland, France, Belgium and Luxembourg tend to come for the same reasons: the climate, the lifestyle, prices that are still competitive, and easy flights. This guide covers what actually matters before you buy. The detail sits inside the FAQ toggles, so you can read fast and open only what you need.
⚠️ Spanish property rules and taxes change often, and several of the 2025 and 2026 changes are recent. Treat the figures here as a guide and confirm them on the official sources at the end before you commit.
In a nutshell
51,862 homes were sold in Alicante province in 2024, and around 44% went to foreign buyers.
Budget 10% to 15% on top of the price for taxes and fees.
Resale transfer tax (ITP) in the Valencia region: 9% since 1 June 2026, and 11% above €1m.
Non-resident income tax: 19% for EU residents, 24% for residents of Switzerland.
The Golden Visa ended on 3 April 2025, so buying no longer gives you residency.
Is Alicante a good place to buy property in 2026?
Yes, for most buyers, provided you go in prepared. The fundamentals are strong: high demand, a good quality of life, and real letting potential. The catch is that the true cost is higher than the asking price, your tax position depends on where you live, and a few rules changed recently. Get those three right and Alicante is one of the more rewarding markets in Europe.
Frequently asked questions
Why is Alicante so popular with foreign buyers? Climate, lifestyle, competitive prices against other Mediterranean coasts, and strong flight connections. Foreign buyers made up around 44% of purchases in the province in 2024, one of the highest shares in Spain.
Are prices expected to keep rising in 2026? Most professionals expect steady, moderate growth rather than a boom, driven by tight supply, very little buildable coastal land, and a steady inflow of new residents.
The Alicante property market: prices, demand and trends
Alicante is consistently among Spain's most active markets. The province recorded 51,862 home sales in 2024, with roughly 44% going to foreign buyers. Supply is tight and demand stays strong, so good properties sell fast and there is less room to negotiate than on softer markets.
The coastline is really two markets:
Costa Blanca South (Torrevieja, Orihuela Costa, Guardamar del Segura, Ciudad Quesada): more affordable, fast turnover, large foreign presence.
Costa Blanca North (Jávea, Moraira, Altea, Calpe, Denia, Benissa): premium, with many villas above €1m.
Frequently asked questions
Which nationalities buy most in Alicante? British, German, Dutch, Belgian and French buyers feature regularly, though the ranking shifts depending on the period and the source.
What is the average price per square metre in Alicante? Prices kept rising through 2025 and 2026, but the exact level depends on the source, the property type and the area (city, province, or Costa Blanca as a whole). Compare by neighbourhood rather than relying on a single figure.
Should I buy new build or resale? New build means low maintenance and modern efficiency, but it is often in developing areas and is taxed under VAT. Resale puts you in an established neighbourhood with services in place, though good stock is increasingly scarce.
How much does it really cost to buy property in Alicante?
The asking price is never the final cost. Set aside 10% to 15% on top for taxes and fees, depending on whether you pay cash or take a mortgage. Your lawyer can give you a tailored breakdown before you sign.
What that enveloppe covers:
Main tax: transfer tax (ITP) on resale, or VAT at 10% on new build.
Stamp duty (AJD) on new build.
Notary and land registry fees.
Lawyer or gestoría.
Mortgage costs, if you finance.
One thing to check: the purchase tax is calculated on the higher of your price or the cadastral reference value (valor de referencia), not always on what you actually pay.
Frequently asked questions
What is the valor de referencia, and why does it matter? It is a reference value set by the tax office. Since 2022 the purchase tax uses the higher of this value or your price, so if the cadastre values the property above your price, you pay tax on the higher figure. The system was upheld by the Constitutional Court in 2026.
Is there anything specific for Swiss buyers on cost? Yes, currency. A purchase priced in euros and paid from a Swiss franc account is exposed to the EUR/CHF rate, which on a large sum can outweigh many of the fees. Plan the transfer in advance and compare your options.
Property tax in Spain for non-residents
Your tax depends on where you are resident. The headline difference: EU residents (France, Belgium, Luxembourg) pay non-resident income tax at 19%, while residents of Switzerland pay 24%.
The three moments to plan for:
At purchase: resale is taxed with ITP (9% since 1 June 2026, and 11% above €1m); new build with VAT at 10% plus stamp duty.
While you own: annual council tax (IBI), plus non-resident income tax on a notional rent, even if the home sits empty.
When you sell: the buyer withholds 3% of the price as an advance, and the capital gain is generally taxed at 19%.
💡 Swiss buyers: 24% instead of 19%, and no deduction of letting costs against rental income. EU buyers are not affected.
Frequently asked questions
How much tax do you pay buying a resale home in the Valencia region? Since 1 June 2026 the general ITP rate is 9% (11% above €1m), applied to the higher of the price or the reference value. Confirm the current rate with the regional tax authority (the ATV) before signing.
Are there reduced ITP rates? Yes. Young first-time buyers using the home as their main residence, large families, and people with a disability can qualify, subject to income and value limits.
Do non-residents pay wealth tax in Spain? It applies to assets located in Spain above a general allowance of €700,000. A separate temporary tax on large fortunes also exists, and regional rules can vary.
When is the purchase tax due? The self-assessment (form 600) is filed after signing, in practice within 30 working days. Check the ATV's own guidance for the exact procedure.
Common pitfalls for foreign buyers in Spain
The most frequent surprises, in short:
Buying no longer gives residency. The property Golden Visa ended on 3 April 2025.
The "100% tax" on non-EU buyers is a proposal, not a law in force.
You need an NIE to complete. A Spanish bank account is strongly recommended but not legally required, and you must show the source of your funds.
Some debts run with the property (unpaid community charges, overdue IBI), so check before you buy.
Frequently asked questions
Does buying a property give me Spanish residency? No, not since 3 April 2025. You can still buy without restriction, but residency now comes through other routes (the digital nomad visa, the non-lucrative visa for retirees and people on passive income), separately from the purchase.
Is there really a 100% tax for foreign buyers? It is a political proposal, not a tax in force. Without a vote in Parliament and publication in the official gazette it has no effect. It would target resale, not new build, and would not affect EU buyers; residents of Switzerland could be affected if it ever passed.
Do I need an NIE and a Spanish bank account? The NIE is needed in practice before completing at the notary. A Spanish account is strongly recommended for paying tax and bills, but it is not a general legal requirement.
Are there restrictions near the coast or military zones? In certain strategic areas a non-EU buyer may need administrative authorisation. This is not a blanket rule for Alicante, so check the exact location with your lawyer.
Can I inherit the seller's debts? Yes, some debts follow the property, in particular unpaid community charges and overdue IBI. The checks further down protect you from this.
Renovating a property in Spain: what to know first
With new build limited and quality resale scarce, renovation is a common route. Construction costs remain high, so build the works into your sums before you buy, not after.
The essentials:
Most works need a municipal licence or a responsible declaration, depending on the work and the town.
Anything affecting the façade or common areas needs the community of owners' approval.
A valid energy certificate is required to sell or let.
Frequently asked questions
Do I need a permit to renovate in Spain? Usually yes: a municipal licence or a responsible declaration, depending on the work. Check the relevant town hall, as the rules vary by municipality.
What should I watch for in an older property? Hidden structural problems, damp and worn-out installations. Have the real cost of the works assessed before you sign, not after.
Holiday letting on the Costa Blanca: the 2026 rules
Valencia's holiday-let rules tightened sharply from the summer of 2024, and the penalties are steep. There is no classic "licence": you make a responsible declaration, register in the Tourism Register, and meet planning and compliance conditions.
The key conditions:
A favourable municipal planning compatibility report (the ICU) is the make-or-break document. Check it before you buy if letting is your goal.
You also need an individual cadastral reference, a valid habitation document, and a tourism registration number shown in every advert.
Registration lasts five years, covers the whole property, and stays of 10 days or fewer count as tourist lets.
Since April 2025, a vote of three-fifths of the owners can approve, limit or ban tourist use in the building.
Guest data goes to the national traveller register within 24 hours and is kept for three years.
⚠️ On 21 May 2026 the Supreme Court annulled the single national register for short-term lets. Keep the regional Valencia register (which is mandatory) separate from the national data duties, and check the latest position before you let.
Frequently asked questions
Do I need a licence to let on a tourist basis in Alicante? Not a classic licence. You make a responsible declaration and register in the Valencia Tourism Register, with a favourable planning report (ICU) as the key requirement.
What rental yield can I expect? It varies widely by area, property type, permitted use and management. Treat any yield or occupancy figure as a dated market estimate, never as a guarantee.
What are the penalties for letting illegally? Tourism breaches can run to several hundred thousand euros. The regional tourism penalties are separate from those tied to the national traveller register.
How long does registration take? Getting the planning report and then registering takes time, often a few months, but that is an operational estimate that varies by town and season.
Checks to make before buying a property in Spain
Work through this before you commit to anything:
Order the nota simple from the land registry (owner, mortgages, seizures, charges).
Confirm there are no debts: community charges, overdue IBI, utility bills. Ask for a no-debt certificate.
Check the property is habitable: a valid habitation or first-occupation document.
Compare the price with the reference value to anticipate the tax base.
Off-plan: verify the bank guarantees on deposits, the developer's permits and financial standing.
Letting plans: confirm a favourable planning report is available before you buy.
Understand the deposit contract (arras): who pays what, and what you lose if you pull out.
Have your NIE ready and your financing in place.
Use an independent lawyer and a local agent who knows the area.
Frequently asked questions
What is a nota simple? A land-registry extract showing the true owner and any mortgages, seizures or charges on the property. It is the first document to request.
How do I protect my deposit when buying off-plan? Insist on the bank guarantees that cover the payments you make, and check the developer's permits and track record before paying anything.
Recent Spanish property rule changes (2024 to 2026)
August 2024: Valencia reforms holiday lets (10-day threshold, five-year validity, stricter cadastral rules).
3 April 2025: the property Golden Visa ends; stronger community rules for tourist use (the three-fifths vote).
2025: a clean-up of the Valencia tourism register, with many removals.
1 June 2026: the general ITP rate in the Valencia region drops to 9%.
21 May 2026: the Supreme Court annuls the single national register for short-term lets.
Final thoughts before you buy in Alicante
The difference between a good purchase and an unwelcome surprise comes down to preparation: knowing the full cost, planning your tax position around where you live, keeping up with the recent rule changes, and checking every document before you sign. Run the numbers on your own figures, and work with people who know both the local market and the position of buyers from Switzerland, France, Belgium and Luxembourg.
At RBplace, we support our clients at every stage, from finding the property through to signing, including the administrative and tax formalities.
Sources and official references
Valencia Tax Authority (ATV), transfer tax and stamp duty: atv.gva.es/es/itpajd
Non-resident income tax (Royal Legislative Decree 5/2004), on the BOE: boe.es; forms 210 and 211: sede.agenciatributaria.gob.es
Cadastral reference value: sedecatastro.gob.es
End of the Golden Visa and community rules (Organic Law 1/2025), on the BOE: boe.es
Holiday letting, Valencia region: cindi.gva.es/es/web/turisme/habitatges-dus-turistic and the self-registration procedure: gva.es (procedure 19207)
Traveller register (Royal Decree 933/2021), on the BOE: boe.es
Market data: Association of Registrars registradores.org and General Council of Notaries notariado.org
This article is for information only and is not tax or legal advice. Spanish property tax and regulation change often and can vary by municipality; consult a qualified professional about your own situation. Information current as of June 2026.
