Allow around 12% of the price: 10% VAT (IVA), 1.4% stamp duty (AJD) and roughly €2,500–3,500 for the notary, land registry and gestoría. With a mortgage, add the bank valuation, about €600.
Banks usually lend non-residents 60–70% of the valuation, over terms of up to 25–30 years. The rest of the price and the purchase costs are paid from your own funds.
Off-plan, you usually pay 30–50% during construction, protected by a bank guarantee in your name, and the balance at the notary on handover after 12–24 months. A key-ready home is finished and can be completed in 4–8 weeks.
The northern Costa Blanca is more mountainous, with more sea views, more nature, lower population density and higher prices. The southern Costa Blanca is flatter, with golf courses, more services all year round and more affordable prices. The right area depends on why you are buying and who you will live with.
Spanish law provides a 1-year guarantee for finishes, 3 years for installations and habitability, and 10 years for the structure through a ten-year insurance policy.
Yes. The NIE is the Spanish foreigner identification number and is required to buy. You can apply at the Policía Nacional in Spain or at any Spanish consulate.
Carolina Jönsson is a real estate advisor at GestaliHome, helping international buyers find new-build homes on the Costa Blanca, from the first viewing to the handover of the keys. Contracts are reviewed by Gestali, GestaliHome’s partner gestoría.
Last updated: October 2026 · GestaliHome
New builds on the Costa Blanca
Buying a new-build home on the Costa Blanca is simpler than it looks if you follow a clear order.
In this guide I explain, step by step, where to buy, what it really costs, how to finance it as an international buyer and what happens from the reservation to the handover of the keys.
How to use this guide. Read it before you reserve. At the end there is a checklist you can tick off right here.
It’s what buyers underestimate the most, and the one thing you can’t change later.
You arrive, see a beautiful, energy-efficient development with a pool straight out of a brochure, and fall in love. That’s normal. But if you don’t know the areas well, it’s very easy to fall for the right home in the wrong place. That’s why, before I show you anything, I ask: why do you want the property?
If you’re buying to invest, you need an area that rents out in November too, not just in August. If it’s for your holidays, you want to walk to the beach in flip-flops and lock the door without a worry. And as a second home, you want life in January, not just closed shutters.
If you’re thinking about retirement, the focus changes. You may not mind that the shopping centre hasn’t opened yet, if there are concrete plans to open it soon. On the other hand, having healthcare nearby will matter. Buying in a more affordable area with strong growth lets you get in at a low cost and watch your home gain value as the area develops.
Then comes another question: who will you live with? If you’re coming with children, you won’t want to drive an hour every morning to school. And one that hardly anyone asks: do you drive? There are beautiful areas where you need a car even to buy bread, and others where everything is just around the corner.
Your personal situation decides the area. And the area decides which developments make sense for you, and I’ll be delighted to show you them.
I’ll ask you a few questions. Based on your answers, I’ll recommend developments in areas that fit your life plans and your reason for buying.
More mountainous with more sea views, which makes it more exclusive: more nature, lower population density and higher prices.
Flatter, with golf courses and more services all year round: shops, healthcare and life in every season.
Swipe the table to see all columns →
| Area | Towns | Feel | Price | Airport* |
|---|---|---|---|---|
| Upper north | Dénia, Jávea, Moraira, Benitachell, Benissa Costa | Exclusive, private, nature | €€€ | 50–70 min |
| Northern inland | Jalón, Alcalalí, Orba, Pedreguer | Valleys, countryside and peace | €–€€ | 50–70 min |
| Mid north | Calpe, Altea, Benidorm, Finestrat | Sea views, life all year round | €€–€€€ | 35–60 min |
| Alicante | City, El Campello, Gran Alacant | City and culture | €€ | 10–25 min |
| South | Guardamar, Torrevieja, Orihuela Costa | All services, golf | €–€€ | 25–45 min |
| Southern inland | Quesada, Los Montesinos, Algorfa | Golf, villas, more m² per euro | €–€€ | 25–45 min |
| Far south | Pilar de la Horadada, San Pedro | Mar Menor, families | €–€€ | 45–70 min |
* By car to Alicante-Elche airport. From the north you also have Valencia airport and, from the south, Región de Murcia airport. Infrastructure improves every year and there are more and more connections.
Get to know the costs to factor in when buying a home and the expenses you’ll have after the purchase.
Approximate estimate · Valencia region 2026
| Item | What it is | Approx. |
|---|---|---|
| IBI | Property tax | €300–1,000/year |
| Waste collection fee | Municipal waste fee | €80–150/year |
| Community | Community fees (if applicable) | Depends on the development |
| IRNR | Non-Resident Income Tax | 19% of profit (EU/EEA) or 24% (others) |
| Home insurance | Required with a mortgage | €150–400/year |
IRNR: income tax for non-residents. EU/EEA residents pay 19% of net profit; others, such as UK or US residents, pay 24%. If you are tax resident in Spain you pay IRPF instead, which applies if you live in Spain more than 183 days a year.
Off-plan or key-ready: when you buy completely changes how you pay.
Two ways to buy a new build, with different timelines, payments and advantages.
It’s usual to pay between 30% and 50% during construction. The rest is paid at the notary when you get the keys. Every payment is protected by a bank guarantee in your name.
The home is already finished and ready to hand over. You reserve, finalise the private contract and, within a few weeks, sign at the notary and you’re the owner.
Spanish law sets different guarantee periods depending on the type of construction defect.
| Item | Period |
|---|---|
| Finishes | 1 year |
| Installations and habitability | 3 years |
| Structure (ten-year insurance) | 10 years |
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The figures in this guide are approximate and based on 2026 regulations. They do not replace legal or tax advice from a professional.