Note

Buying property in Orihuela Costa: what to check

§ 1The place

Orihuela Costa is the coastal strip of the municipality of Orihuela, in the south of the province of Alicante, between Torrevieja and the border with Murcia. It is made of urbanisations, golf and leisure developments, small centres and beaches, built mostly in recent decades. This page belongs to the chapter on the section on Costa Blanca.

§ 2The market

The registry reports that foreigners made up 46.43% of home purchases in the province of Alicante in the second quarter of 2026. We found no official average for Orihuela Costa, so we print none. The stock is a mix of resale and new homes. Compare by urbanisation, size and age.

§ 3Taxes

A resale home pays the Valencian transfer tax, which is 9% from 1 June 2026 according to the Ministry of Finance table of September 2026, with ten per cent still shown on an undated regional page. A new home pays VAT and stamp duty. Confirm the rate on your deed date, and read the costs section.

§ 4Licence and title history

The Alicante region has had disputes over licences and planning in some developments in the past, and we found no official data on how many homes are affected. The practical answer is to check each home. Ask the town hall for the planning status in writing, check that the registry note and the cadastral record match, and have your lawyer verify the title and the licences and look for pending procedures.

§ 5Communities

Developments usually have shared pools and gardens managed by communities. Ask for the statutes, accounts, minutes and reserve fund, and ask about disputes with the developer. The law ties unpaid community expenses of a recent period to the acquirer.

§ 6New builds

If you buy new, the building law requires advance payments on plan to be secured and held in a separate account, and requires a ten-year structural guarantee for housing, as the property types section explains. Ask for the licence, the guarantee and the insurance before you pay.

§ 7Tourist lets

Tourist lets in the Valencian Community need regional authorisation, regional registration and the community’s prior express approval. The regional FAQ lists an occupancy licence, liability insurance and a municipal report on urban compatibility. Many statutes limit lets.

§ 8Floods and coast

Low areas can flood in heavy rain, and coastal homes are subject to the coastal law. Check the national flood viewer and the distance from the shore.

§ 9Who it may suit

It may suit buyers who want a modern urbanisation with services and a choice of new and resale homes. Torrevieja property prices covers Torrevieja to the north and property in Alicante covers Alicante.

§ 10What we could not verify

We found no official average for Orihuela Costa, no official data on licence disputes and did not read the municipal planning rules.

§ 11More on this topic

Benidorm property prices explains what to check when buying in Benidorm and Jávea property prices explains what to check when buying in Jávea.

Dénia property prices explains what to check when buying in Dénia and Calpe property prices explains what to check when buying in Calpe.

Altea property prices explains what to check when buying in Altea.

General information only. This is not legal, tax or financial advice. Check your own situation with a qualified adviser.