Authored by the expert who managed and guided the team behind the Spain Property Pack
Yes, the analysis of Alicante's property market is included in our pack
Foreigners can buy residential property in Alicante under the same rules as Spanish citizens, though the golden visa program ended in April 2025.
This guide covers everything you need to know about ownership rights, visas, taxes, and the buying process in Alicante as of the first half of 2026.
We keep this article updated with the latest regulations and market conditions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Alicante.
Insights
- Alicante's golden visa route through real estate ended in April 2025, so buying property no longer grants automatic residency rights for non-EU buyers in Spain.
- Non-resident foreign buyers in Alicante typically access mortgages at 60 to 70 percent loan-to-value, compared to 80 percent or more for Spanish residents.
- The annual property tax (IBI) rate in Alicante city dropped to 0.62 percent for 2026, meaning a home with a cadastral value of 100,000 euros costs around 620 euros yearly.
- Alicante has imposed a moratorium on new tourist apartment licenses, so buyers planning short-term rentals must verify licensing feasibility before purchasing.
- Non-EU foreigners renting out property in Alicante pay a flat 24 percent tax on gross rental income, while EU residents pay 19 percent and can deduct expenses.
- Total closing costs in Alicante for resale properties run between 11 and 13 percent of the purchase price, with transfer tax (ITP) at 10 percent being the largest component.
- The nota simple from Spain's Land Registry is the single most important document for verifying ownership and checking for mortgages or liens before buying in Alicante.
- Coastal properties near Playa de San Juan or Cabo de las Huertas may face building restrictions under Spain's Coastal Protection Law, requiring extra due diligence.
- Foreign buyers in Alicante must obtain a Spanish tax identification number (NIE) before completing any property purchase, opening bank accounts, or signing utility contracts.
- Mortgage rates for foreign non-residents in Alicante in 2026 typically range from 3.5 to 4.8 percent fixed, compared to around 2.9 percent for the national average.
What can I legally buy and truly own as a foreigner in Alicante?
What property types can foreigners legally buy in Alicante right now?
In January 2026, foreigners from both EU and non-EU countries can legally buy any type of residential property in Alicante, including apartments, townhouses, villas, penthouses, bungalows, and rural fincas, exactly the same way Spanish citizens do.
The main legal condition is not about your nationality but about the property itself: it must be properly registered in Spain's Land Registry, legally built, and you must complete the purchase through a notary deed.
This means your real challenge in Alicante is not getting permission to buy, but making sure the property you want has clean legal status, especially with older buildings or rural homes where extensions or modifications may not have been properly registered.
You will also need to obtain a Spanish tax ID number (NIE) before you can complete the transaction, open a bank account, or sign utility contracts.
Finally, please note that our pack about the property market in Alicante is specifically tailored to foreigners.
Can I own land in my own name in Alicante right now?
Yes, foreigners can own land in their own name in Alicante, including the land under a villa and rural plots, with no requirement to use a company structure or local nominee.
However, owning land does not automatically mean you can build or modify whatever you want, because zoning rules and coastal protection laws may restrict what is permitted on certain plots, especially near beaches like Playa de San Juan or Cabo de las Huertas.
For coastal properties in Alicante, the Valencia regional government enforces a "servidumbre de proteccion" buffer zone that can limit construction, so you should always verify whether a beachfront or near-beach property falls within protected areas before committing to purchase.
As of 2026, what other key foreign-ownership rules or limits should I know in Alicante?
As of early 2026, the most important rule foreigners often miss in Alicante is the requirement to file foreign investment declarations (forms D-2A or D-2B) with Spain's Ministry of Economy when buying real estate, which is a paperwork step that catches many amateur buyers off guard.
There is no foreign ownership quota for apartments or condos in Alicante, so you can buy in any building regardless of how many units are already owned by foreigners.
However, if you plan to rent your property short-term to tourists, you must know that Alicante city has imposed a moratorium on new tourist apartment licenses, making this a critical approval requirement to check before purchasing.
The biggest recent regulatory change affecting foreign buyers is the end of Spain's golden visa program for real estate in April 2025, which means property purchases no longer provide a pathway to residency.
What's the biggest ownership mistake foreigners make in Alicante right now?
The single biggest ownership mistake foreigners make in Alicante is assuming that because a property exists physically and looks fine during a viewing, it must be legally registered and buildable, which is often not the case with rural fincas, older apartments with unpermitted modifications, or coastal properties.
If you make this mistake in Alicante, you could discover after purchase that extensions, pools, or outbuildings are illegal and face demolition orders, or that the property cannot be resold, mortgaged, or insured properly.
Other classic pitfalls in Alicante include not ordering a nota simple from the Land Registry before paying any deposit, planning tourist rentals without checking that licensing is actually possible under the current moratorium, and buying near the coast without verifying coastal protection zone restrictions.
We have made this infographic to give you a quick and clear snapshot of the property market in Spain. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Alicante?
Do I need a specific visa to buy property in Alicante right now?
No, you do not need a specific visa or residency permit to buy property in Alicante in January 2026, and many foreigners complete purchases while visiting on a standard tourist stay.
The most common administrative requirement that can block non-resident buyers is not having obtained a Spanish NIE (foreigner tax identification number), which you need for the purchase contract, banking, tax payments, and utility connections.
Yes, you need this local tax ID before buying property in Alicante, and you can apply for it at a Spanish consulate abroad or at a local police station in Spain with the appropriate appointment.
A typical document set for foreign buyers in Alicante includes your passport, the NIE, proof of funds or mortgage pre-approval, and the nota simple showing clean title on the property you are purchasing.
Does buying property help me get residency and citizenship in Alicante in 2026?
As of early 2026, buying property in Alicante no longer helps you get residency because Spain's golden visa program for real estate investment ended in April 2025.
Before this change, investing 500,000 euros or more in Spanish property granted a residency permit, but this route is now closed to new applicants.
If your goal is living in Alicante long-term, the main pathways now include the non-lucrative residence visa (requiring proof of income and health insurance without working in Spain), work permits, family reunification, or the digital nomad visa for remote workers.
Can I legally rent out property on my visa in Alicante right now?
Your visa status in Spain does not prevent you from renting out property you own in Alicante, since ownership rights and rental rights are separate from immigration status.
You do not need to live in Spain to rent out your Alicante property, and many foreign owners manage rentals remotely through local agents while remaining non-residents for tax purposes.
However, foreigners renting out property in Alicante must know that short-term tourist rentals require a specific license (currently under moratorium in the city), you must register guests with police if doing holiday lets, you will pay non-resident income tax on rental earnings, and community rules in your building may restrict or prohibit tourist rentals entirely.
We cover everything there is to know about buying and renting out in Alicante here.
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How does the buying process actually work step-by-step in Alicante?
What are the exact steps to buy property in Alicante right now?
The standard sequence to buy property in Alicante involves finding and negotiating on a property, ordering a nota simple to verify title and charges, signing a reservation or deposit contract, arranging financing if needed, signing the public deed (escritura) at a notary, paying taxes within 30 days, and registering your ownership at the Land Registry.
You do not have to be physically present for every step, because you can grant a power of attorney to a lawyer or representative who signs on your behalf, though many buyers prefer to attend the notary signing in person.
The step that makes the deal legally binding for both parties in Alicante is typically the signing of the "arras" deposit contract, where the buyer usually pays 10 percent and both sides commit, with the buyer losing the deposit if they withdraw and the seller paying double if they back out.
From accepted offer to final registration in the Land Registry, a typical Alicante purchase takes between 6 and 12 weeks, though this can extend if there are mortgage approvals, complex title issues, or delays at the registry.
We have a document entirely dedicated to the whole buying process our pack about properties in Alicante.
Is it mandatory to get a lawyer or a notary to buy a property in Alicante right now?
A notary is effectively mandatory in Alicante because the standard way to complete a property purchase is by signing a public deed (escritura publica) before a notary, which is required for Land Registry inscription.
The key difference is that the notary in Spain is a neutral public official who verifies identities, witnesses signatures, and formalizes the transaction legally, while a lawyer works exclusively for you to check the property, negotiate terms, and protect your interests throughout the process.
One essential item to include in your lawyer's scope for an Alicante purchase is a full review of the nota simple, confirmation that there are no hidden debts or charges attached to the property, and verification that any planned use (like tourist rentals) is legally possible.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Spain versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Alicante?
How do I verify title and ownership history in Alicante right now?
The official authority you should use to verify title and ownership history in Alicante is Spain's Land Registry (Registro de la Propiedad), which maintains the legally binding record of who owns each property and what charges exist against it.
The key document to request is the "nota simple," which is an extract showing the current registered owner, property description, boundaries, and any mortgages, embargoes, or other encumbrances recorded against the property.
A realistic look-back period that buyers commonly use in Alicante is checking the last 15 to 20 years of ownership history, which helps reveal any pattern of disputes, rapid resales, or unresolved inheritance issues.
One clear red flag that should stop or pause your purchase is finding multiple owners listed (indicating unresolved inheritance), an active embargo or court order, or a mismatch between the physical property and what is described in the registry.
You will find here the list of classic mistakes people make when buying a property in Alicante.
How do I confirm there are no liens in Alicante right now?
The standard way to confirm there are no liens or encumbrances on a property in Alicante is to order a current nota simple from the Land Registry, which will show any registered mortgages, embargoes, court orders, or other charges against the property.
One common type of lien buyers should specifically ask about in Alicante is unpaid community fees (deudas de comunidad), because outstanding amounts owed to the owners' association can transfer to the new buyer and are not always visible on the nota simple.
The single best form of written proof showing lien status is the nota simple itself, combined with a certificate from the community administrator confirming that all community fees are paid up to date.
How do I check zoning and permitted use in Alicante right now?
The authority to check zoning and permitted use for a property in Alicante is the local town hall (Ayuntamiento de Alicante) planning department, which maintains the urban planning maps and can issue certificates confirming what uses are allowed on a specific plot.
The document that confirms the zoning classification in Alicante is the "cedula urbanistica" or urban planning certificate, which states the official land classification (urban, developable, or protected) and permitted building parameters.
One common zoning pitfall that foreign buyers frequently miss in Alicante is buying a property intending to run tourist rentals, only to discover the area is zoned residential-only or that the current moratorium on tourist licenses makes short-term letting impossible.
Buying real estate in Alicante can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Alicante, and on what terms?
Do banks lend to foreigners for homes in Alicante in 2026?
As of early 2026, yes, Spanish banks do lend to foreigners buying homes in Alicante, including non-residents who do not live in Spain, though terms are typically stricter than for Spanish residents.
The realistic loan-to-value range that foreign non-resident borrowers see in Alicante is 60 to 70 percent, meaning you should expect to provide at least 30 to 40 percent of the purchase price as a deposit, compared to 80 percent LTV commonly available to residents.
The single most common eligibility requirement that determines whether a foreigner qualifies is proof of stable income, typically requiring payslips, tax returns, or business accounts from your home country, often translated and sometimes apostilled.
You can also read our latest update about mortgage and interest rates in Spain.
Which banks are most foreigner-friendly in Alicante in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Alicante are typically Santander, BBVA, and CaixaBank, which have dedicated international or expat mortgage departments and experience with Costa Blanca buyers.
The feature that makes these banks more foreigner-friendly is their willingness to assess foreign income, provide English-language documentation, and work with the specific profiles of non-resident buyers rather than rejecting applications that do not fit standard Spanish templates.
Yes, these major Spanish banks will lend to non-residents in Alicante, though you should expect lower maximum LTV (usually 60 to 70 percent) and slightly higher interest rates than resident borrowers receive.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Alicante.
What mortgage rates are foreigners offered in Alicante in 2026?
As of early 2026, foreigners buying in Alicante are typically offered fixed mortgage rates between 3.5 and 4.8 percent, while variable rates run around Euribor plus 1.5 to 2.5 percent, both higher than the national average of roughly 2.9 percent because of the non-resident risk premium.
Fixed-rate mortgages in Alicante are generally priced 0.5 to 1 percentage point higher than variable rates initially, but they offer payment certainty, while variable rates start lower but expose you to interest rate movements over the loan term.
We made this infographic to show you how property prices in Spain compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Alicante?
What are the total closing costs as a percent in Alicante in 2026?
In Alicante in 2026, total closing costs for a resale property typically run between 11 and 13 percent of the purchase price, while new-build properties cost around 12 to 14 percent due to VAT and stamp duty instead of transfer tax.
This range covers most standard transactions, though very high-value properties or complex deals with unusual legal work may push slightly above 13 percent.
The specific fee categories that make up total closing costs in Alicante are transfer tax (ITP) or VAT plus stamp duty for new builds, notary fees, Land Registry fees, legal fees, and sometimes mortgage arrangement costs if you are borrowing.
The single biggest contributor is the transfer tax (ITP), which is set at 10 percent in the Valencian Community, though a reduction is scheduled for later in 2026.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Alicante.
What annual property tax should I budget in Alicante in 2026?
As of early 2026, the annual property tax (IBI) you should budget for a standard owner-occupied home in Alicante ranges from roughly 550 to 1,000 euros for typical apartments, or up to 1,500 euros or more for larger villas, depending on the cadastral value of the property.
Alicante's IBI is calculated by applying the municipal rate (0.62 percent for urban property in 2026) to the cadastral value, which is an official valuation typically much lower than market price, so a property with a cadastral value of 100,000 euros would pay around 620 euros annually.
How is rental income taxed for foreigners in Alicante in 2026?
As of early 2026, non-resident foreigners earning rental income from property in Alicante typically pay 19 percent tax if they are EU or EEA residents (and can deduct allowable expenses), or 24 percent on gross income if they are from outside the EU.
The basic filing requirement is that you must submit Modelo 210 to Spain's Tax Agency (AEAT) quarterly if you have rental income, declaring the amounts received and paying the applicable non-resident income tax (IRNR).
What insurance is common and how much in Alicante in 2026?
As of early 2026, annual home insurance premiums in Alicante typically range from 180 to 450 euros for apartments and 350 to 900 euros or more for townhouses and villas, depending on the property size, rebuild value, and coverage level.
The most common type of property insurance that owners carry in Alicante is a combined building and contents policy (seguro de hogar), which covers fire, water damage, theft, and liability, and is mandatory if you have a mortgage.
The biggest factor that makes insurance premiums higher or lower for the same property type in Alicante is the property's location and features, with beachfront properties, homes with pools, and those in flood-prone areas typically paying more than standard urban apartments.
Get the full checklist for your due diligence in Alicante
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Alicante, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Spain's Official State Gazette (BOE) | It's Spain's official publication of laws, the source of truth for legal texts. | We used it to identify the legal basis for the investor residence framework. We then cross-checked later sources showing which parts were repealed. |
| KPMG Global Mobility Services | Major advisory firm with strong incentives to be precise on regulatory changes. | We used it to confirm the golden visa cancellation timing. We used it as a professional cross-check alongside government sources. |
| El Pais | Top-tier national newspaper with clear official policy summaries. | We used it to anchor the practical reality that property purchases no longer grant residency. We also used it for Alicante market context. |
| Spain Government Portal (Administracion) | Official Spanish government portal explaining citizen-facing procedures. | We used it to describe notary deed and Land Registry processes. We used it to keep buying steps accurate but beginner-friendly. |
| Land Registry / CORPME | Institutional portal for Spain's property registrars who maintain title records. | We used it to explain how to verify ownership through a nota simple. We used it to structure the property checks section. |
| Spain's National Statistics Institute (INE) | Spain's official statistics agency for reliable market data. | We used it to ground market reality in official transaction datasets. We used it as a credibility anchor for Alicante activity context. |
| Bank of Spain / BOE Reference Rates | Official central bank publication of mortgage reference rates. | We used it to ground mortgage rate discussions in official publications. We translated it into realistic borrower-facing ranges. |
| Spain Tax Agency (AEAT) | National tax authority with official filing rules and examples. | We used it to support the non-resident rental tax rate examples. We paired it with practical explanations for foreign landlords. |
| Spain Ministry of Inclusion | Official immigration and residency authority for Spain. | We used it to describe main residency paths available to foreigners. We used it to keep the visa section grounded in official guidance. |
| European Commission Schengen Calculator | EU's official portal for Schengen border policy and stay rules. | We used it to explain tourist stay limits under the 90/180 rule. We used it to clarify that buying property does not extend stay rights. |
| City of Alicante IBI Ordinance | Official municipal document showing how Alicante applies property tax. | We used it to identify historical IBI rates. We cross-checked with 2026 rate reporting for current figures. |
| El Espanol Alicante | Known regional outlet reporting concrete numeric rate changes. | We used it to anchor the 2026 IBI rate for urban property in Alicante. We used it only for the numeric update with city context. |
| Alicante City Council | Municipality announcing its own urban planning enforcement actions. | We used it to flag Alicante-specific risks for tourist rental plans. We used it to shape the rental section with local realities. |
| Valencia Region (GVA) Coastal Authority | Regional government explaining how coastal protection rules apply locally. | We used it to highlight coastal zone constraints in Alicante beach markets. We used it to advise checks before buying near shorelines. |
| Spain Ministry of Economy | Official government portal for foreign investment reporting requirements. | We used it to flag the D-2A/D-2B declaration step many foreigners miss. We included it as a compliance reminder rather than a scare tactic. |
| Idealista | Spain's most widely used property portal with published price index methodology. | We used it only for neighborhood-level examples buyers recognize. We did not use it as a legal source, only for market context. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Spain. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.