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
Alicante's property market in January 2026 is running hot, with prices climbing over 14% in the past year and rents reaching new highs.
This guide breaks down what the latest data tells us about housing prices in Alicante, whether values look stretched, and what signals point to where the market is heading next.
We constantly update this blog post as fresh numbers come in, so you're always looking at the most current picture.
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.
So, is now a good time?
As of early 2026, buying in Alicante is a "rather yes" if you're a long-term owner or patient investor, but not if you're hoping for quick bargains.
The strongest signal is that Alicante property prices are still climbing at double-digit rates while rents keep pace, which means fundamentals are backing the price growth rather than pure speculation.
Another strong signal is that international demand remains powerful, with Alicante-Elche airport breaking passenger records at over 18.6 million travelers in 2025.
Other key signals include tight inventory in prime coastal neighborhoods, mortgage rates stabilizing in the low-3% range, and new construction still not keeping up with demand in the best areas.
The best strategy would be targeting well-located apartments in neighborhoods like Playa de San Juan, Centro, or Cabo de las Huertas for long-term rental income, rather than flipping for quick gains.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property decisions.
Is it smart to buy now in Alicante, or should I wait as of 2026?
Do real estate prices look too high in Alicante as of 2026?
As of early 2026, Alicante property prices look high but not wildly disconnected from reality, since strong rent growth and international demand provide real support for current valuations.
One clear signal in Alicante listings data is that asking prices keep rising month after month without significant price cuts appearing, which suggests buyers are meeting sellers close to their asking prices rather than forcing discounts.
Another telling sign is that Alicante's valuation benchmarks from appraisal firms like Tinsa sit lower than portal asking prices, but this gap has been stable rather than widening, meaning the market is stretched but not spiraling out of control.
You can also read our latest update regarding the housing prices in Alicante.
Does a property price drop look likely in Alicante as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Alicante over the next 12 months is low, as official indices are still printing double-digit growth and Spain's central bank frames the market as only mildly overvalued.
For Alicante, we consider a plausible range of flat to up 8% over the next year, with a sharper decline requiring an unexpected shock like a major recession or credit crunch.
The single most important factor that could increase price drop odds in Alicante would be a significant rise in mortgage rates, since higher borrowing costs directly shrink the pool of buyers who can afford current prices.
However, this scenario looks unlikely in the near term because the European Central Bank has already moved rates off their peaks, and most forecasts point to stable or gradually easing credit conditions through 2026.
Finally, please note that we cover the price trends for next year in our pack about the property market in Alicante.
Could property prices jump again in Alicante as of 2026?
As of early 2026, the likelihood of another price surge in Alicante is medium, particularly in prime coastal micro-markets where supply is scarce and international buyers are less sensitive to rates.
For Alicante's best neighborhoods, we consider an upside range of 8% to 12% plausible if demand accelerates faster than expected, especially in beach-adjacent areas like Playa de San Juan or Cabo de las Huertas.
The single biggest trigger that could push Alicante prices to jump again would be a further drop in mortgage rates combined with continued record airport traffic, which would bring even more second-home buyers and investors into an already tight market.
Please also note that we regularly publish and update real estate price forecasts for Alicante here.
Are we in a buyer or a seller market in Alicante as of 2026?
As of early 2026, Alicante leans toward a seller's market in prime coastal and central areas, while more peripheral neighborhoods show a more balanced dynamic between buyers and sellers.
While Alicante doesn't publish a single official months-of-inventory figure, the combination of 14% annual price growth and fast-rising rents suggests effective supply is tight, meaning well-priced homes move quickly and buyers have limited bargaining power in desirable locations.
Price reductions remain relatively rare in Alicante's hottest submarkets, which tells us that sellers still hold leverage and don't need to discount significantly to attract buyers.
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.
Are homes overpriced, or fairly priced in Alicante as of 2026?
Are homes overpriced versus rents or versus incomes in Alicante as of 2026?
As of early 2026, Alicante homes look moderately stretched versus local incomes but reasonably supported by rents, with gross yields around 5% suggesting landlords can still make the numbers work.
The price-to-rent ratio in Alicante sits at roughly 18 to 19 years of rent to equal the purchase price, which is elevated compared to a "cheap" market but not extreme for a coastal city with strong lifestyle demand.
The price-to-income picture is more concerning for local buyers, as Alicante has a meaningful share of lower-income households, yet external demand from international buyers and domestic movers keeps pushing prices beyond what many locals can comfortably afford.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Alicante.
Are home prices above the long-term average in Alicante as of 2026?
As of early 2026, Alicante property prices are clearly above their long-term average, with Spain's official Housing Price Index showing sustained acceleration through 2025 and no sign of reverting to historical norms yet.
Alicante's recent 12-month price change of around 14% far exceeds the pre-pandemic pace, which typically ranged from 3% to 6% annually, indicating the market is running significantly hotter than its historical trend.
In inflation-adjusted terms, Alicante prices have likely surpassed their prior cycle peak from the mid-2000s boom in nominal terms, though the comparison is complicated by different market structures and buyer profiles today versus then.
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What local changes could move prices in Alicante as of 2026?
Are big infrastructure projects coming to Alicante as of 2026?
As of early 2026, the most visible infrastructure-driven price support in Alicante comes from the airport rather than a new mega-project, with Alicante-Elche airport's record 18.6 million passengers in 2025 directly feeding tourism jobs, second-home demand, and international buyer interest.
Unlike cities betting on future rail or port expansions, Alicante's infrastructure advantage is already built and operating at full capacity, meaning the price impact is current rather than speculative, though any future terminal expansions or new route announcements could add another leg of demand.
For the latest updates on the local projects, you can read our property market analysis about Alicante here.
Are zoning or building rules changing in Alicante as of 2026?
The most important zoning change being discussed in Alicante is the ongoing Plan General Estructural process, which will eventually determine where new housing can be built and at what density across the municipality.
As of early 2026, the net effect of likely zoning changes on Alicante prices is uncertain but two-sided: upzoning in some areas could eventually increase supply and moderate prices, while areas left constrained will see even tighter competition for existing homes.
The areas most affected by these rule changes in Alicante would be peripheral expansion zones and redevelopment corridors, while established prime neighborhoods like Playa de San Juan and Centro face less dramatic changes due to their already-built-out character.
Are foreign-buyer or mortgage rules changing in Alicante as of 2026?
As of early 2026, there are no imminent foreign-buyer restrictions targeting Alicante specifically, though mortgage conditions remain tighter than the ultra-low rate era, with house-purchase borrowing costs sitting in the low-3% range across the euro area.
The most relevant rule change for investors in Alicante is the Valencian Community's updated tourist-rental regulations under Decree-law 9/2024, which tightens requirements for short-term holiday lets and could push some units back into the long-term rental market.
On the mortgage side, no major new restrictions like stricter loan-to-value limits or stress tests are being actively implemented in Spain, meaning access to financing remains relatively stable for qualified buyers.
You can also read our latest update about mortgage and interest rates in Spain.
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.
Will it be easy to find tenants in Alicante as of 2026?
Is the renter pool growing faster than new supply in Alicante as of 2026?
As of early 2026, renter demand in Alicante appears to be outpacing new rental supply, as evidenced by rents climbing nearly 10% year-over-year while vacancy in prime areas remains extremely tight.
The clearest signal of renter demand growth in Alicante is the combination of strong population inflows, younger households priced out of buying, and the steady stream of international arrivals tied to tourism and lifestyle migration, all supported by record airport traffic.
On the supply side, while new construction permits have picked up in Alicante province, the pace of completions still lags behind household formation, meaning landlords in well-located areas continue to face more applicants than available units.
Are days-on-market for rentals falling in Alicante as of 2026?
As of early 2026, days-on-market for rentals in Alicante's prime areas are likely very short and either stable or falling, since landlords don't need to discount when rents are rising at nearly 10% per year.
In the best neighborhoods like Playa de San Juan, Centro, and Cabo de las Huertas, well-priced rentals likely lease within days to a couple of weeks, while peripheral areas may take a few weeks longer as tenant competition is less intense there.
One reason days-on-market stays low in Alicante is the regulatory tightening on tourist-use housing, which has shifted some demand from short-term holiday lets into the long-term rental pool, increasing competition for traditional leases in desirable locations.
Are vacancies dropping in the best areas of Alicante as of 2026?
As of early 2026, vacancies in Alicante's best rental neighborhoods like Playa de San Juan, Cabo de las Huertas, Centro, Ensanche-Diputacion, Albufereta, and Benalua appear to be dropping or already very low, as evidenced by rents hitting record levels.
While we don't have a single official vacancy rate for Alicante, the combination of record-high rents and strong price growth in prime areas suggests functional vacancy is well below the overall market average, likely in the low single digits.
One practical sign that these best areas are tightening first is that landlords in Playa de San Juan and Centro can now demand higher deposits or stricter tenant qualifications, something that wasn't as common even two years ago when competition among landlords was fiercer.
By the way, we've written a blog article detailing what are the current rent levels in Alicante.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Alicante as of 2026?
Is for-sale inventory shrinking in Alicante as of 2026?
As of early 2026, we don't have a single official active-listings count for Alicante city, but prices rising over 14% annually strongly suggests that effective for-sale inventory is tight relative to buyer demand, especially in prime neighborhoods.
While an exact months-of-supply figure isn't published for Alicante, the market signals point to below-balanced levels in coastal and central areas, where well-priced homes attract multiple interested buyers quickly rather than sitting for months.
The most likely reason inventory feels tight in Alicante is that existing homeowners with low-rate mortgages are reluctant to sell and give up their favorable financing, while strong demand from international buyers and domestic relocators keeps absorbing whatever comes to market.
Are homes selling faster in Alicante as of 2026?
As of early 2026, well-priced homes in Alicante's best locations like Centro, Ensanche-Diputacion, Playa de San Juan, and Cabo de las Huertas are selling fast, often within weeks rather than months, though exact median days-on-market data isn't officially published.
Compared to a year ago, selling times in prime Alicante neighborhoods appear stable or slightly quicker, as strong demand and rising prices mean motivated sellers don't need to wait long if they price realistically.
Are new listings slowing down in Alicante as of 2026?
As of early 2026, we don't have precise year-over-year new listing counts for Alicante, but the combination of strong price growth and limited inventory suggests new listings are not keeping pace with buyer demand, particularly in the most desirable neighborhoods.
Alicante typically sees more listing activity in spring and early summer when international buyers are most active, meaning January levels are seasonally lower, though the current tightness feels more structural than just seasonal.
The most plausible reason new listings are constrained in Alicante is that existing owners locked into favorable mortgage rates during the low-rate era are reluctant to sell and reset at higher borrowing costs, reducing the normal turnover of homes coming to market.
Is new construction failing to keep up in Alicante as of 2026?
As of early 2026, new construction in Alicante province has picked up notably with permit activity at its strongest since 2008, but completions still lag behind household demand in the most sought-after coastal and central locations.
The recent trend shows Alicante province issued permits for over 950 residential buildings through May 2025, a significant acceleration that should eventually add supply, though it takes 18 to 24 months for these permits to translate into finished homes.
The biggest bottleneck limiting new construction in prime Alicante areas is land availability, as the most desirable beach-adjacent and central zones are largely built out, meaning new supply tends to appear in peripheral locations that don't directly relieve pressure where demand is hottest.
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.
Will it be easy to sell later in Alicante as of 2026?
Is resale liquidity strong enough in Alicante as of 2026?
As of early 2026, resale liquidity in Alicante is strong in the right neighborhoods and for mainstream property types, with well-priced apartments and townhouses in prime areas attracting buyers relatively quickly.
While official median days-on-market isn't published for Alicante specifically, the combination of 14% annual price growth and active transaction volumes reported by notaries suggests realistically priced homes sell within a healthy timeframe, typically a few weeks to a couple of months in good locations.
The property characteristic that most improves resale liquidity in Alicante is location near the beach or city center, with 2-3 bedroom apartments in Playa de San Juan, PAU 5, Centro, and Cabo de las Huertas having the widest buyer pool including both local families and international second-home seekers.
Is selling time getting longer in Alicante as of 2026?
As of early 2026, selling times in Alicante do not appear to be lengthening for well-located, realistically priced properties, though overpriced listings or non-standard homes may sit longer as buyers have become more selective.
For mainstream properties in Alicante's prime areas, the realistic range runs from a few weeks for perfectly priced units to 2-3 months for homes that need some price adjustment or have quirks that limit their appeal.
One clear reason selling time could lengthen in Alicante is if sellers anchor to peak asking prices from late 2025 and refuse to adjust, as buyers facing higher mortgage rates have less room to stretch and will simply wait for more realistic options.
Is it realistic to exit with profit in Alicante as of 2026?
As of early 2026, exiting with profit in Alicante is realistic with a medium-to-high likelihood if you hold for a reasonable period, buy in a liquid location, and don't overpay at the peak of the current micro-cycle.
The minimum holding period that most often makes profitable exits realistic in Alicante is around 5 to 7 years, which gives you time to absorb transaction costs, benefit from rental income or appreciation, and ride out any short-term market fluctuations.
Round-trip transaction costs in Alicante typically run around 10% to 13% of the purchase price when you add buying costs like transfer tax, notary and registry fees (roughly 10-11%) plus selling costs like agency commissions (around 3-5%), which in euros might mean 25,000 to 35,000 euros on a 250,000 euro apartment.
The factor that most increases profit odds in Alicante is buying in a neighborhood with strong international demand and limited new supply, such as Playa de San Juan or Cabo de las Huertas, where multiple buyer pools compete and you're less exposed to oversupply from new construction.
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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 |
|---|---|---|
| INE Housing Price Index | Spain's official national statistics institute using notarized transaction data. | We used it to anchor Spain-wide price momentum and cycle temperature. We also used regional breakdowns to avoid relying only on listing portals. |
| European Central Bank | The euro-area monetary authority and standard reference for borrowing costs. | We used it to anchor where mortgage rates sit in late 2025. We also used it to discuss upside and downside risks from rate changes. |
| Idealista Sale Prices | One of Spain's largest housing portals with consistent methodology. | We used it for city-level price momentum and neighborhood heat signals. We cross-checked it against official series before drawing conclusions. |
| Idealista Rental Prices | Same portal providing consistent rental time series data. | We used it to estimate gross yields and price-to-rent signals. We also used it to judge tenant demand strength in Alicante. |
| Tinsa Valuations | A major Spanish valuation firm with a long-running price index. | We used it as a second private-sector benchmark to avoid single-source bias. We cross-checked whether Idealista levels look plausible. |
| Ministry of Housing (MIVAU) | Government statistical series used widely in policy and market analysis. | We used it to judge demand strength and transaction volumes. We used provincial series to keep the story Alicante-specific. |
| Banco de Espana BExplora | Spain's central bank compiling multiple official datasets in one framework. | We used it to cross-check prices, demand, credit, and supply indicators. We aligned Alicante trends with national financial conditions. |
| Notaries (CIEN) | National notaries' statistical service where many transactions are executed. | We used it to cross-check transaction momentum and mortgage signing trends. We used it as a basis for activity cooling signals. |
| Colegio de Registradores | Based on registry records across Spain, not opinions or advertisements. | We used it to discuss sales dynamics and foreign-buyer composition nationally. We triangulated demand strength against other transaction sources. |
| Aena Airport Traffic | Official airport operator data on passenger volumes. | We used it as a demand proxy for tourism and second-home interest. We used it to explain why coastal areas stay tight even when national markets cool. |
| Ayuntamiento de Alicante | The city government's official planning and zoning page. | We used it to identify planning changes affecting future housing supply. We discussed timeline uncertainty and price expectations. |
| Generalitat Valenciana (DOGV) | Official regional legal text for tourist-rental regulations. | We used it to assess regulatory risk for rental investors. We explained how some short-term demand may shift to long-term renting. |
| INE Population Data | Official municipal population register series. | We used it to ground local demand in demographics. We avoided hand-wavy claims about Alicante growing by using actual numbers. |
| Alicante Plaza | Local news source reporting on construction permits and real estate trends. | We used it to track new supply acceleration in Alicante province. We assessed whether construction is keeping up with demand. |
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.