Buying Guide · 10 min read

The Complete Guide to Buying Property on Costa Blanca in 2026

15 April 2026 · Hansson & Hertzell

Everything you need to know about purchasing property in Spain's Costa Blanca — from NIE numbers and legal requirements to choosing the right area and negotiating the best price.

Buying property on the Costa Blanca is one of the most straightforward and rewarding property purchases you can make in Europe. Spain's legal system is transparent, the buying process is well-established, and the combination of climate, lifestyle, and value is genuinely difficult to match on the Mediterranean.

This guide covers every step — from your first NIE application to handing over keys — drawing on over 15 years of Hansson & Hertzell's experience completing hundreds of transactions on the Costa Blanca.

Why the Costa Blanca in 2026?

The Costa Blanca property market entered 2026 in strong health. According to the Colegio de Registradores (Spain's Property Registry), transaction volumes on the Alicante coast increased 12% year-on-year in 2025, driven by continued demand from British, Scandinavian, German, and Dutch buyers alongside growing interest from Eastern European markets.

Key reasons buyers are still choosing Costa Blanca over other Mediterranean destinations:

Value for money. A new-build 2-bedroom apartment with pool 500 metres from the beach in the Torrevieja area costs €180,000–€280,000. The equivalent in France's Côte d'Azur or Italy's Amalfi coast would be three to four times that price.

Accessibility. Alicante Airport handled 18.38 million passengers in 2024, with direct flights from over 100 European cities including London, Stockholm, Amsterdam, Copenhagen, Frankfurt, Warsaw, and most major UK regional airports. Most buyers can be at their property within 3 hours of leaving home.

Climate. The Costa Blanca South (Orihuela Costa, Torrevieja, La Zenia) averages 320 days of sunshine per year according to AEMET, Spain's national meteorological agency. Average annual temperature is 18°C. Winters are mild — January averages 12°C — making this a genuinely year-round destination.

Established international community. Over 100 nationalities are represented as permanent residents in the Torrevieja municipality alone. British, Scandinavian, and German communities are well-established, with English-speaking doctors, lawyers, and service providers throughout the coast.

Step 1: Get Your NIE Number

The NIE (Número de Identificación de Extranjero) is your Spanish tax identification number. It is required for every property transaction, bank account opening, utility connection, and tax filing in Spain. This is the single most important first step.

How to get your NIE:

In Spain: Visit the Comisaría de Policía Nacional (National Police station) in Alicante or your local area. You need your passport, a completed EX-15 form (available on the Spanish Interior Ministry website), and €10.60 in official fees (Tasa 790 Código 012, payable at any Spanish bank). Processing takes 1–3 weeks.

Outside Spain: Apply at the Spanish consulate in your country. You can apply by appointment, typically with 2–4 weeks processing time. This lets you complete the formality before travelling to Spain.

Via power of attorney: If you're not able to travel before starting the purchase, you can grant power of attorney to a Spanish lawyer, who will obtain your NIE on your behalf. This is common for off-plan purchases where early reservation is needed.

Step 2: Open a Spanish Bank Account

A Spanish bank account is essential for property ownership — you'll use it to pay your annual property tax (IBI), community fees, utility bills, and mortgage payments if applicable.

Most major Spanish banks — BBVA, CaixaBank, Sabadell, Bankinter — offer non-resident accounts. Requirements typically include passport, NIE, proof of address in your home country, and sometimes proof of income. Opening can be done in person at a branch in Spain, and some banks now offer remote account opening for non-residents.

Budget around €10–€20/month for account maintenance fees on a standard non-resident account.

Step 3: Choose the Right Area

The Costa Blanca stretches approximately 200km from Denia in the north to Pilar de la Horadada in the south. The two halves have very different characters.

Costa Blanca North (Denia, Jávea, Moraira, Calpe, Altea, Benidorm) is greener, more mountainous, and upmarket. Jávea and Moraira are the prestige addresses. Prices are significantly higher — a comparable property here costs 30–50% more than the south. Buyers prioritise natural beauty, privacy, and a sophisticated lifestyle over affordability.

Costa Blanca South (Torrevieja, Orihuela Costa, La Zenia, Cabo Roig, Ciudad Quesada, Guardamar) is flatter, sunnier, and more affordable. Strong established international communities — particularly British, Scandinavian, and Dutch. The best value for money on the coast. The most popular area for rental investment.

Costa Cálida (Los Alcázares, San Javier, Lo Pagán, San Pedro del Pinatar) borders the Mar Menor lagoon — Europe's largest saltwater lagoon. Quieter than the Costa Blanca proper, with very affordable prices and a growing quality new-build market.

Step 4: Understand the Full Buying Costs

The property purchase price is not the full cost. Budget for the following additional costs:

For resale (second-hand) property:

• ITP (Impuesto de Transmisiones Patrimoniales) — Property Transfer Tax: 10% of purchase price in the Valencia Community (Costa Blanca)
• Notary fees: 0.5–1%
• Land registry fees: 0.3–0.5%
• Independent legal fees: 0.5–1%
• Total additional costs: approximately 12–13%

For new-build property:

• IVA (VAT): 10% of purchase price
• AJD (Stamp Duty): 1.5% in Valencia Community
• Notary and registry: 0.8–1.5%
• Legal fees: 0.5–1%
• Total additional costs: approximately 13–14%

So for a €250,000 resale property, budget an additional €30,000–€32,500 in taxes and fees. For a €250,000 new-build, budget €32,500–€35,000 additional.

Step 5: Get Pre-Approved for a Mortgage (If Needed)

Spanish banks lend to non-resident foreign buyers, typically at:

• Maximum LTV (Loan-to-Value): 60–70% for non-residents (versus up to 80% for residents)
• Repayment terms: up to 25 years (some banks offer 30)
• Current fixed rates: 3.5–4.5% depending on term and lender (as of early 2026)
• Variable rates: Euribor + 0.8–2% spread

Getting a mortgage agreement in principle before property searching gives you negotiating confidence and speeds up the process considerably. Allow 4–8 weeks for full mortgage approval.

Step 6: Property Search

Work with a registered Spanish estate agent (agente de la propiedad inmobiliaria) who covers your target area. A good agent will:

• Show you properties matching your exact criteria
• Give you honest advice on market values and negotiating room
• Identify any potential issues with a property before you make an offer
• Connect you with independent legal counsel

Do not rely solely on property portals. The best properties — particularly new-build releases at reservation price — are often not publicly listed. Established agents with developer relationships can access off-market inventory.

Step 7: Make an Offer and Reserve

When you identify the right property, the process moves quickly:

Reservation agreement: A written agreement to take the property off the market while due diligence is conducted. Typically accompanied by a reservation deposit of €3,000–€10,000. If you withdraw without legal cause, you lose the deposit. If the seller withdraws, you typically receive double back.

Due diligence period: Your independent lawyer checks the property in the Land Registry (Registro de la Propiedad) for title clarity, outstanding debts or charges, planning permissions, and community debt status. Allow 2–4 weeks.

Step 8: Sign the Private Purchase Contract (Arras)

The contrato de arras is a binding private contract between buyer and seller. At this stage:

• The agreed purchase price is fixed
• Typically 10% of the purchase price is paid (minus the reservation deposit)
• A completion date is agreed (usually 4–8 weeks ahead)
• If either party defaults: seller returns double the deposit; buyer loses their deposit

Step 9: Complete at the Notary

The escritura pública (public deed) is signed before a Spanish notary (notario). At completion:

• The full remaining balance is paid via bank transfer or certified cheque
• All taxes are paid
• The notary witnesses the transfer and registers it
• Keys are handed over

Your lawyer handles the post-completion formalities: registering the deed at the Land Registry, changing utilities into your name, and paying the transfer tax.

Annual Costs of Spanish Property Ownership

Beyond purchase costs, budget annually for:

• IBI (local property tax): typically €200–€800/year depending on property size and location
• Tasa de residuos (rubbish collection): €100–€200/year
• Community fees (urbanisations and apartments): €50–€350/month
• Contents and building insurance: €300–€800/year
• Utility standing charges (electricity, water): €50–€150/month when unoccupied

Frequently Asked Questions

Can non-EU citizens buy property on the Costa Blanca? Yes. Spain places no nationality restrictions on property ownership. The only requirement is obtaining an NIE number.

Do I need to be physically present in Spain to buy? No. Granting power of attorney to a Spanish lawyer allows the entire purchase to be completed on your behalf.

How long does the buying process take? For resale property: 6–10 weeks from offer to completion is typical. For new-build off-plan: from reservation to completion matches the construction timeline, typically 12–24 months.

Is it safe to buy property in Spain? Yes, provided you use independent legal representation and conduct proper Land Registry due diligence. Do not sign anything without your own lawyer reviewing it first.

What happens after Brexit for British buyers? British citizens can still buy property in Spain with no restrictions. The primary change is that British owners are now non-EU residents for tax purposes and face the same mortgage LTV limits as other non-EU nationals.

Start Your Search with Hansson & Hertzell

We specialise in new-build and resale property across the Costa Blanca and Costa Cálida. Our team has completed hundreds of transactions since 2007 and knows every micro-market, every developer, and every pitfall.

Contact us to discuss your requirements and receive a curated selection of properties matching your criteria, budget, and timeline.

Common Mistakes to Avoid When Buying Property in Costa Blanca

Skipping independent legal advice. Some buyers use the developer's or agent's recommended lawyer to save time. This creates a conflict of interest. Your lawyer should work exclusively for you and be paid by you.

Underestimating purchase costs. The common mistake is budgeting 10% on top of the purchase price and then being surprised by the full bill. Use 13% as a working figure: ITP or IVA+AJD, notary, land registry, legal fees, and mortgage arrangement fees if borrowing.

Buying without viewing the community accounts. A community with unpaid debts or a looming derrama (special levy) transfers those problems to you as the new owner. Your lawyer should request and review the community accounts before you proceed.

Ignoring the cadastral reference and urban planning status. Illegal builds exist in Spain — extensions, terraces, and outbuildings added without planning permission. Your lawyer should conduct a nota simple and check the catastro to confirm the built size matches the legal description.

Not visiting in low season. A resort that feels vibrant in August may be very quiet in January. If you are buying for year-round use, visit in winter. If you are buying purely for peak-season rental, visit in both seasons to understand what you are actually investing in.

Rushing the process under pressure. Agents and developers sometimes apply time pressure. A reasonable legal period between signing the private contract (arras) and completion is 6–8 weeks minimum. If someone pushes you to complete in 2 weeks with minimal due diligence, that is a warning sign.