Area Guide · 12 min
Moraira Property Guide: Costa Blanca's Most Exclusive Address
10 May 2026 · Hansson & Hertzell
Moraira is the Costa Blanca North's most sought-after address — boutique, beautiful, and expensive. Villas from €500k, rental yields of 5–7%, and 75% foreign ownership.
Ask most people in the luxury Costa Blanca property market where they'd choose to live if budget were no constraint, and Moraira comes up more than anywhere else. The town has earned its reputation — a small-scale, authentically beautiful coastal village that has somehow resisted the overdevelopment that claimed so much of the Spanish coast in the 1970s and 80s.
Moraira is not cheap. It's not trying to be. But for buyers seeking genuinely exclusive Mediterranean living — private, beautiful, connected to nature — it justifies every euro.
What Makes Moraira Different
The most important thing to understand about Moraira is its scale. It's a small town — approximately 10,000 permanent residents — and it intends to stay that way. The local planning authority has been notably restrictive about large-scale development, which is why you don't see the high-rise blocks that define Benidorm or the dense apartment development of Torrevieja.
Instead, what you get is a town of villas, smaller apartment buildings, and genuine residential streets — the kind of place where you recognise your neighbours and the baker knows your order. The seafront has a small marina, a castle, a handful of excellent restaurants, and two beaches. That's deliberately all it has.
The Market: Price Points and What You Get
Moraira's property market is one of the most clearly segmented on the Costa Blanca:
Entry-level apartments and townhouses: €350,000–€600,000. These are primarily in small residential complexes away from the seafront — comfortable modern accommodation with pool access but limited views. Good for holiday use and rental investment.
Mid-range villas: €500,000–€1.2M. This is the core of the Moraira market. Typically 3–4 bedroom detached villas with private pools, mature gardens, and partial sea or mountain views. These properties define Moraira's character — private, well-built, with quality outdoor living spaces.
Luxury and prestige villas: €1.2M–€5M+. Sea-view or frontline positions on Moraira's most elevated and sought-after plots. Many are architect-designed, with infinity pools, outdoor entertainment areas, and high-end finishes. Some command views straight over the bay to Ibiza on clear days.
The International Community
Approximately 75% of Moraira's resident population is foreign-born — the highest concentration on the Costa Blanca. British, Scandinavian (particularly Swedish and Norwegian), Dutch, German, and Belgian communities are all well-represented. This creates a genuinely international social environment with English effectively functioning as a common language.
This community concentration also supports an ecosystem of English-speaking professionals: estate agents (including us), lawyers, financial advisors, doctors, and contractors. The process of buying, living, and owning property in Moraira is meaningfully smoother than in more domestically-oriented towns.
Rental Market and Investment
Despite its exclusivity and relatively high price point, Moraira generates strong rental returns for quality properties:
Standard villa (3 bed, private pool): €2,500–€4,500 per week in peak season (July–August) Luxury villa (4–5 bed, sea views, premium position): €5,000–€12,000 per week
Gross rental yields for actively managed properties typically run 5–7% — strong figures for the premium end of a luxury market. The town's reputation for exclusivity and authentic Spanish character means demand from high-value renters consistently outstrips supply.
The viable rental season in Moraira extends from May through October, with Easter and Christmas also generating premium rates. Year-round residential rentals also exist, primarily serving the international community who choose to live here long-term without owning.
Beaches and Natural Setting
Moraira has two main beaches:
El Portet is the smaller, more sheltered cove — crystal-clear water, less crowded than the main beach, surrounded by villa gardens. Watchers of Mediterranean coastal living would recognise this as a genuinely special spot.
Playa de l'Ampolla (also called Moraira beach) fronts the castle and marina — wider, with more facilities, and the focal point for town life in summer.
The coastline beyond these two beaches features numerous coves and rocky inlets accessible by boat — one of Moraira's distinctive pleasures for boat owners and divers.
Getting There
Alicante Airport is 95km south (about 80–90 minutes depending on traffic). Moraira is served by the Teulada-Moraira municipality — there's no train station, so a car is essentially mandatory for residents. The N-332 coastal road and AP-7 motorway provide good connections to Benidorm (40 minutes), Alicante (75 minutes), and Valencia (90 minutes).
Our Honest Assessment
We've worked in Moraira for twenty years. The town is not for everyone — prices are high, it's quiet in winter, and car ownership is non-negotiable. But for the buyer seeking genuine exclusivity, authentic character, and a property that will hold and grow its value, it's difficult to argue against it.
Properties in the best Moraira positions rarely come to market, and when they do, they move quickly. We'd recommend registering your brief with us and setting up alerts — the right Moraira property tends to find its buyer faster than in most markets.
Frequently Asked Questions
Why is Moraira considered one of the best places to buy on the Costa Blanca?
Moraira combines exclusivity with a genuinely relaxed lifestyle — crystal-clear coves, a boutique marina, and some of the highest-quality resale stock on the northern Costa Blanca. Supply is limited due to low-rise planning rules, which has protected values through every market cycle since 2008.
What is the average property price in Moraira?
Moraira is a premium market. Apartments start around €200,000, villas from €450,000, and luxury sea-view properties regularly reach €1.5M–3M. The El Portet and Cap d'Or zones are the most prestigious and expensive. More accessible pricing is found in adjacent Teulada and Benissa municipalities.
How far is Moraira from Alicante Airport?
Moraira is approximately 90 km from Alicante Airport (ALC) — around 65–75 minutes by car via the AP-7. It's also roughly 110 km from Valencia Airport (VLC, ~75 minutes), giving buyers two airport options with extensive European connections.
What taxes apply to a resale purchase in Moraira?
Resale purchases in the Valencian Community are subject to ITP (Impuesto de Transmisiones Patrimoniales) at 10%. Add notary fees (~1%), land registry (~0.5%), and legal costs (~1–1.5%). Total acquisition cost overhead: 12–13% above the purchase price.
What is the buyer profile in Moraira?
Moraira attracts predominantly northern European buyers: British (largest group), Swedish, Dutch, Belgian, and German. Many are second-home buyers or early retirees seeking quality over quantity. The permanent population is small — around 4,500 — but swells to 30,000+ in summer.
What are the best neighbourhoods in Moraira to buy?
El Portet: small sheltered beach, most prestigious address. Cap d'Or: elevated with sweeping sea views, predominantly villas. Moraira town: walking distance to marina and restaurants. Benissa Costa: adjacent, more affordable, similar quality. L'Andrago and El Portet Vell: quieter coves with premium positioning.
Is Moraira suitable for year-round living?
Yes, for those who don't need constant urban stimulation. Winter is tranquil — many restaurants close or reduce hours — but a core permanent population keeps the town alive. Healthcare is accessible via Denia (30 min) and Altea (20 min). The nearest large supermarket hubs are in Teulada or Calpe.
What rental income can I expect from a Moraira property?
Luxury villas in Moraira can generate €2,000–5,000/week in peak season. Apartments yield less but still strong occupancy given Moraira's reputation. Gross yields typically run 3–5% — lower than larger resort towns but with stronger capital appreciation. Tourist licences now require HOA approval since April 2025.
Are there new-build properties in Moraira?
New-build supply is very limited due to strict planning controls on building height and density. Occasional boutique developments of 4–15 units do appear, typically priced from €400,000. The best new stock moves quickly. For more new-build choice at similar quality levels, Cumbre del Sol (Benitachell) and Javea are nearby alternatives.
What due diligence is needed when buying in Moraira?
Spain's Land Registry (Registro de la Propiedad) shows all charges, mortgages, and ownership history. Your lawyer will also check the catastral value, IBI (council tax) payments, community fee arrears, and planning compliance of any extensions. Moraira has some older villas with illegal extensions — professional legal due diligence is non-negotiable.
Can I buy property in Moraira through a company structure?
Some buyers — particularly those purchasing high-value properties for rental — use a Spanish SL (Sociedad Limitada) for tax efficiency. This has implications for mortgage availability and annual compliance costs. A Spanish tax advisor can model whether corporate purchase makes sense for your specific situation.
What are the ongoing ownership costs in Moraira?
For a €600,000 villa: IBI €1,500–3,000/year, community fees (if applicable) €1,500–4,000/year, non-resident income tax ~€1,200–2,400/year, buildings insurance ~€600–1,200/year, pool/garden maintenance €3,000–6,000/year. Total annual cost: typically €8,000–15,000.
How long does the buying process take in Spain?
From offer accepted to notary completion: typically 6–10 weeks for a straightforward resale. The process is: NIE → Reserve contract + deposit → Private Purchase Contract (10%) → Completion at notary. Your lawyer runs all searches during the contract period.
Is Moraira safe?
Moraira has an excellent safety record. The permanent international community, active neighbourhood watch culture, and low-density housing all contribute to a secure environment. Gated urbanisations with 24-hour security are available for buyers who want extra peace of mind.
How do I arrange viewings in Moraira?
Hansson & Hertzell curates structured viewing trips — typically 4–6 properties per day — combined with introductions to our trusted local lawyers, mortgage advisers, and currency specialists. We cover the full northern Costa Blanca so you can compare Moraira, Calpe, Altea, and Javea in a single visit.
